449 Seaside Ave · Westbrook, CT 06498

$1,625,000

3 bd · 2.5 ba · 2,587 sqft · SingleFamily public records · 50 Days on market

Built 1951 5,662 sqft lot $628/sqft · 85% above area Est $1167k · 39% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• Schools +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A rare combination of privacy, functionality, sweeping water views, coastal charm, and year-round livability distinguishes this exceptional shoreline property in one of Westbrook's most desirable coastal locations. Ideally situated on the quieter side of Seaside Avenue beyond the public beach and parking area, the property enjoys a more peaceful setting where local traffic naturally tapers off, just steps from the gorgeous private beach. Set on a rare double lot, the property offers an uncommon sense of openness, privacy, and space along the shoreline with room to breathe, room to relax, and room to grow. The private beach, marina, public beach and nearby waterfront dining create the ideal balance of tranquility and coastal lifestyle. The public beach lot by the public beach where the traffic naturally stops provides the house with ample overflow parking which compliments the generous six car driveway and two car attached garage. Designed for comfortable four-season living, the oversized attached heated garage adds everyday convenience and practicality in every season, with hot and cold running water, generous storage space, and easy access directly into the home - a rare and highly desirable feature for a Seaside shoreline property.

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.62M.

Deal economics

• At list price, monthly cash flow is $5k ($55k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.62M).
• Recommended offer: $1.58M (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Westbrook School District (suburban): math 51% / reading 69% proficiency, ranked #49 of 153 in CT (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 30 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $49k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $455k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $660k; list at $1.62M implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,576,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $1,166,837
• List price: $1,625,000
• Delta: 39.27%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
442 Seaside Ave	0.04mi	3/4.0	2,499 (-3%)	11mo	$1,835,000	$734	78
67 Captains Dr	0.45mi	3/3.0	2,448 (-5%)	13mo	$1,200,000	$490	58
12 Bellstone Ave	0.49mi	4/3.0 (+1)	2,292 (-11%)	11mo	$1,050,000	$458	42
151 Old Mail Trl	0.67mi	4/3.5 (+1)	2,513 (-3%)	18mo	$2,100,000	$836	39
328 Hammock Rd N	0.72mi	3/1.5	2,198 (-15%)	2mo	$380,000	$173	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $29,335
• Equity at exit: $242,293

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $402,053
• Equity at exit: $140,500

Cash invested: $455,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06498

• Active inventory: 30
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $19,191 medium
• Mortgage (P&I): −$8,522
• Tax from tax record: −$905 /mo · $10,855/yr
• Insurance: −$677
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,030
• Net cashflow: $4,597

Break-even live

Break-even rent $13,372

Max offer price $1,625,000

Occupancy floor 71%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $406,250
• Closing costs: $48,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Seaside Ave Westbrook, CT	2.0	3.5	3420	$30,000	$8.77	44d	1	0.08mi
19 Underway Dr Westbrook, CT	3.0	2.0	1872	$3,500	$1.87	44d	1	0.24mi
147 Captains Dr Westbrook, CT	2.0	2.5	1788	$2,500	$1.40	44d	1	0.33mi

Listing history 28 events

1. 2026-06-18
   days on market $1,625,000 Active 50 DOM
2. 2026-06-17
   days on market $1,625,000 Active 49 DOM
3. 2026-06-16
   days on market $1,625,000 Active 48 DOM
4. 2026-06-15
   days on market $1,625,000 Active 47 DOM
5. 2026-06-13
   days on market $1,625,000 Active 45 DOM
6. 2026-06-12
   days on market $1,625,000 Active 44 DOM
7. 2026-06-09
   days on market $1,625,000 Active 41 DOM
8. 2026-06-09
   price $1,625,000 Active 40 DOM
9. 2026-06-08
   days on market $1,700,000 Active 40 DOM
10. 2026-06-07
    days on market $1,700,000 Active 39 DOM
11. 2026-06-05
    days on market $1,700,000 Active 37 DOM
12. 2026-06-04
    days on market $1,700,000 Active 35 DOM
13. 2026-06-02
    days on market $1,700,000 Active 34 DOM
14. 2026-06-01
    days on market $1,700,000 Active 33 DOM
15. 2026-05-31
    days on market $1,700,000 Active 32 DOM
16. 2026-05-31
    days on market $1,700,000 Active 31 DOM
17. 2026-04-30
    listed $1,700,000 Active 1275-char remark

    Show marketing remark (1275 chars)

    A rare combination of privacy, functionality, sweeping water views, coastal charm, and year-round livability distinguishes this exceptional shoreline property in one of Westbrook's most desirable coastal locations. Ideally situated on the quieter side of Seaside Avenue beyond the public beach and parking area, the property enjoys a more peaceful setting where local traffic naturally tapers off, just steps from the gorgeous private beach. Set on a rare double lot, the property offers an uncommon sense of openness, privacy, and space along the shoreline with room to breathe, room to relax, and room to grow. The private beach, marina, public beach and nearby waterfront dining create the ideal balance of tranquility and coastal lifestyle. The public beach lot by the public beach where the traffic naturally stops provides the house with ample overflow parking which compliments the generous six car driveway and two car attached garage. Designed for comfortable four-season living, the oversized attached heated garage adds everyday convenience and practicality in every season, with hot and cold running water, generous storage space, and easy access directly into the home - a rare and highly desirable feature for a Seaside shoreline property.

18. 2026-04-22
    historical $1,700,000 1275-char remark

    Show marketing remark (1275 chars)

    A rare combination of privacy, functionality, sweeping water views, coastal charm, and year-round livability distinguishes this exceptional shoreline property in one of Westbrook's most desirable coastal locations. Ideally situated on the quieter side of Seaside Avenue beyond the public beach and parking area, the property enjoys a more peaceful setting where local traffic naturally tapers off, just steps from the gorgeous private beach. Set on a rare double lot, the property offers an uncommon sense of openness, privacy, and space along the shoreline with room to breathe, room to relax, and room to grow. The private beach, marina, public beach and nearby waterfront dining create the ideal balance of tranquility and coastal lifestyle. The public beach lot by the public beach where the traffic naturally stops provides the house with ample overflow parking which compliments the generous six car driveway and two car attached garage. Designed for comfortable four-season living, the oversized attached heated garage adds everyday convenience and practicality in every season, with hot and cold running water, generous storage space, and easy access directly into the home - a rare and highly desirable feature for a Seaside shoreline property.

19. 2012-10-01
    historical
20. 2012-04-01
    listed $1,090,000
21. 2011-09-16
    historical
22. 2011-05-09
    listed $1,195,000
23. 2007-03-26
    soldstatus $660,000
24. 2006-09-01
    historical
25. 2006-03-01
    listed $689,900
26. 2001-08-30
    soldstatus $375,000
27. 2001-08-28
    soldstatus $375,000
28. 2001-06-09
    listed $389,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $10,855 · $905/mo
• Projected year-2 tax: $22,815 · $1,901/mo
• Expected delta: +$11,960/yr (+$997/mo · 110.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $230,288
• − Mortgage interest: −$91,025
• − Property taxes: −$10,855
• − Insurance: −$13,650
• − Repairs & maintenance: −$18,423
• − Management: −$18,423
• − Depreciation: −$47,273
• Taxable income: $30,639
• Est. tax owed @ 24.0%: −$7,353
• After-tax cash flow: $47,809/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Westbrook School District
• NCES district ID: 0904980
• Math proficiency: 51% ▼ -16.00%
• Reading proficiency: 69% ▼ -9.00%
• Median HH income: $68,591
• Composite: 52.78/100
• National rank: #1540
• State rank: #49 of 153 in CT

Livability — Westbrook

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Westbrook Center, CT
• Population (ZIP): 6,832

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 15% Hispanic / Latino 14% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 5% Estonian 3%
• Foreign-born: 14% · Canada, China, India
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 4% Chinese 1%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.73%
• Current HPI: 200.2559
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+336.0% since first listed

12 events — show timeline

• 2026-04-30 Listed $1,700,000 Smart MLS
• 2026-04-22 Coming Soon $1,700,000 Smart MLS
• 2012-10-01 Listing Removed — Smart MLS
• 2012-04-01 Listed $1,090,000 Smart MLS
• 2011-09-16 Listing Removed — Smart MLS
• 2011-05-09 Listed $1,195,000 Smart MLS
• 2007-03-26 Sold (Public Records) $660,000 Public Records
• 2006-09-01 Listing Removed — Smart MLS
• 2006-03-01 Listed $689,900 Smart MLS
• 2001-08-30 Sold (Public Records) $375,000 Public Records
• 2001-08-28 Sold (MLS) $375,000 Smart MLS
• 2001-06-09 Listed $389,900 Smart MLS

Property tax history

+1.3%/yr

Latest (2023): $10,855 · +2.7% YoY. Source: county tax records.