24 Decatur St #2 · Cos Cob, CT 06807

$845,000

2 bd · 2.5 ba · 1,643 sqft · Condo public records · 12 Days on market

Built 1980 $175/mo HOA · 3% of rent

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Why this score? — see what drove the D+ 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 +12.0/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy this beautifully updated two-bedroom townhome in the heart of Cos Cob. This inviting residence features an open-concept layout with a gourmet kitchen complete with granite countertops, stainless steel appliances, and a spacious pantry. The kitchen flows seamlessly into a well-appointed dining area and a bright living room with vaulted ceilings and a gas fireplace. French doors open to a bluestone patio and a small, fenced yard. Upstairs, the spacious primary suite offers an updated bathroom and generous walk-in closets. A unique loft space within the suite provides an excellent opportunity for a home office or private retreat. This level also includes a large second bedroom, bathroom, and laundry space. All of this within minutes of the train, shops, schools and The Avenue.

Key facts

• Bluestone patio
• Spacious pantry
• Fenced yard

Tags

• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS PANTRY
• BLUESTONE PATIO
• FENCED YARD

Property features AI

Finance

• Other: Property is one of 3 units in the building/complex; Pets allowed with condo approval and restrictions
• HOA & community: Homeowners association with quarterly fee of $525; HOA covers grounds maintenance, trash pickup, snow removal and insurance

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Condominium; Condo in the Decatur Street complex
• Construction: Frame construction
• Exterior features: Vinyl siding; Gutters; Patio; Level lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (unit spreads over 3 levels)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heating; Natural gas-fired hot water; Central air
• Interior features: Central air conditioning; One fireplace; No basement
• Laundry & utility: Washer and dryer in upper-level hall bathroom closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $845k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $809k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $657k (22.3% below list).
• Recommended offer: $657k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#72 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B; Watch: housing D+, amenities F, commute F.
• Greenwich School District (suburban): math 64% / reading 73% proficiency, ranked #12 of 153 in CT (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Cos Cob School (math 62% / reading 67%, grade B, #118 of 553 statewide, top 23%, 337 students, 13% FRL); Greenwich High School (math 59% / reading 78%, grade B, #23 of 194 statewide, top 12%, 2,668 students, 20% FRL).
• Market conditions: 31 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• In year one you build about $73k of equity ($6k loan paydown + $67k appreciation (7.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$116k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 23y 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 $600k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $656,760 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.39×
• Total profit: $329,931
• Equity at exit: $636,470

10-year hold

• IRR: 17.8%
• Equity multiple: 5.08×
• Total profit: $966,243
• Equity at exit: $1,258,178

Cash invested: $236,600 (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 06807

• Home prices YoY: 4.3%
• Active inventory: 31
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $6,568 high
• Mortgage (P&I): −$4,431
• Tax from tax record: −$431 /mo · $5,175/yr
• Insurance: −$352
• HOA: −$175
• Vacancy / Maint / Mgmt: −$1,379
• Net cashflow: $-201

Break-even live

Break-even rent $6,822

Max offer price $809,457

Occupancy floor 98%

Sensitivity live

Price	-10% $277	-5% $38	+0% $-201	+5% $-440	+10% $-680
Rent	-10% $-720	-5% $-461	+0% $-201	+5% $58	+10% $318
Rate	-1.0pp $224	-0.5pp $14	base $-201	+0.5pp $-420	+1.0pp $-643

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: $211,250
• Closing costs: $25,350
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Christiano St Unit B Cos Cob, CT	2.0	2.0	2124	$2,800	$1.32	44d	1	0.19mi
81 Cos Cob Ave Unit A Cos Cob, CT	3.0	2.0	1461	$5,900	$4.04	4d	1	0.21mi
18 Cary Rd Riverside, CT	3.0	2.0	1440	$6,950	$4.83	4d	1	0.23mi
14 Cos Cob Ave Unit 3 Cos Cob, CT	3.0	2.5	1900	$6,500	$3.42	44d	1	0.26mi
14 Cos Cob Ave Unit 2 Cos Cob, CT	2.0	1.0	1100	$2,900	$2.64	24d	1	0.26mi
45 Thornhill Rd Riverside, CT	3.0	2.0	1386	$6,500	$4.69	24d	1	0.33mi
15 Dandy Dr Cos Cob, CT	3.0	2.0	1762	$6,500	$3.69	22d	1	0.42mi
45 N Sound Beach Ave Riverside, CT	3.0	2.0	1344	$9,500	$7.07	24d	1	0.70mi
100 E Putnam Ave Unit 301 Cos Cob, CT	2.0	2.0	1198	$9,175	$7.66	15d	1	0.75mi
100 E Putnam Ave Unit 301 Cos Cob, CT	2.0	2.0	1198	$9,175	$7.66	19d	1	0.75mi
84 E Putnam Ave Greenwich, CT	2.0	2.0	1130	$7,500	$6.64	15d	1	0.76mi
3 River Rd Unit 3 Cos Cob, CT	3.0	1.0	1500	$3,150	$2.10	44d	1	0.85mi
30 Mary Ln Riverside, CT	3.0	1.5	1255	$6,200	$4.94	15d	1	0.89mi
31 Cognewaugh Rd Cos Cob, CT	3.0	2.0	1620	$6,000	$3.70	24d	1	0.98mi
10 Miltiades Ave Riverside, CT	3.0	2.0	1477	$7,600	$5.15	15d	1	1.00mi
1465 E Putnam Ave #122 Old Greenwich, CT	2.0	1.5	1344	$4,400	$3.27	44d	1	1.14mi
25 Center Dr Old Greenwich, CT	3.0	2.0	1616	$8,950	$5.54	22d	1	1.15mi
17 Circle Dr Greenwich, CT	3.0	3.0	1911	$7,500	$3.92	15d	1	1.39mi
143 Sound Beach Ave Old Greenwich, CT	1.0–3.0	1.0–3.0	1269	$8,490	$6.69	2d	1	1.43mi
47 Whitmore Ln Apt 1 Stamford, CT	2.0	1.0	1080	$2,400	$2.22	24d	1	1.45mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-10
   status $845,000 Under Contract 12 DOM
2. 2026-06-09
   days on market $845,000 Active 12 DOM
3. 2026-06-08
   days on market $845,000 Active 11 DOM
4. 2026-06-07
   days on market $845,000 Active 10 DOM
5. 2026-06-03
   days on market $845,000 Active 6 DOM
6. 2026-06-03
   days on market $845,000 Active 5 DOM
7. 2026-06-01
   days on market $845,000 Active 4 DOM
8. 2026-05-31
   days on market $845,000 Active 3 DOM
9. 2026-05-27
   listed $845,000 Active

   Show marketing remark (790 chars)

   Enjoy this beautifully updated two-bedroom townhome in the heart of Cos Cob. This inviting residence features an open-concept layout with a gourmet kitchen complete with granite countertops, stainless steel appliances, and a spacious pantry. The kitchen flows seamlessly into a well-appointed dining area and a bright living room with vaulted ceilings and a gas fireplace. French doors open to a bluestone patio and a small, fenced yard. Upstairs, the spacious primary suite offers an updated bathroom and generous walk-in closets. A unique loft space within the suite provides an excellent opportunity for a home office or private retreat. This level also includes a large second bedroom, bathroom, and laundry space. All of this within minutes of the train, shops, schools and The Avenue.

10. 2026-05-27
    listed $845,000 Active 790-char remark

    Show marketing remark (790 chars)

    Enjoy this beautifully updated two-bedroom townhome in the heart of Cos Cob. This inviting residence features an open-concept layout with a gourmet kitchen complete with granite countertops, stainless steel appliances, and a spacious pantry. The kitchen flows seamlessly into a well-appointed dining area and a bright living room with vaulted ceilings and a gas fireplace. French doors open to a bluestone patio and a small, fenced yard. Upstairs, the spacious primary suite offers an updated bathroom and generous walk-in closets. A unique loft space within the suite provides an excellent opportunity for a home office or private retreat. This level also includes a large second bedroom, bathroom, and laundry space. All of this within minutes of the train, shops, schools and The Avenue.

11. 2026-03-12
    listed $895,000 Active
12. 2018-01-22
    soldstatus $600,000
13. 2018-01-22
    soldstatus $600,000
14. 2017-11-30
    historical
15. 2017-06-28
    listed $650,000
16. 2009-06-15
    historical
17. 2008-12-15
    listed $725,000
18. 2008-12-15
    listed $725,000
19. 2008-09-16
    historical
20. 2008-07-24
    historical
21. 2008-03-18
    listed $795,000
22. 2008-03-17
    listed $795,000
23. 2006-06-06
    soldstatus $740,000
24. 2006-06-06
    soldstatus $740,000
25. 2006-06-06
    soldstatus $740,000
26. 2006-01-16
    listed $747,000
27. 2003-09-19
    soldstatus $440,000
28. 2003-09-18
    soldstatus $440,000
29. 2003-07-01
    listed $475,000
30. 1998-03-09
    soldstatus $222,500

ⓘ 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: $5,175 · $431/mo
• Projected year-2 tax: $11,629 · $969/mo
• Expected delta: +$6,454/yr (+$538/mo · 124.7%)

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

Taxation est. · year 1

• Rental income: $78,811
• − Mortgage interest: −$47,333
• − Property taxes: −$5,175
• − Insurance: −$4,225
• − Repairs & maintenance: −$6,305
• − Management: −$6,305
• − HOA: −$2,100
• − Depreciation: −$24,582
• Taxable loss: −$17,214
• Est. tax savings @ 24.0%: +$4,131
• After-tax cash flow: $1,717/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: Greenwich School District
• NCES district ID: 0901710
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $129,257
• Composite: 65.67/100
• National rank: #461
• State rank: #12 of 153 in CT

Livability — Cos Cob

• Score: 73/100
• State rank: #72
• US rank: #5178

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing D+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cos Cob, CT
• City population: 7,667
• Population (ZIP): 7,667

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 63% Two or more races 15% Hispanic / Latino 13% Asian 7% Black 4%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 4% Estonian 4% Italian 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 76% English-only · Other Indo-European 9% Spanish 6% Other Asian/Pacific 5%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.90%
• Current HPI: 191.0957
• 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

+279.8% since first listed

22 events — show timeline

• 2026-05-27 Listed $845,000 GMLS
• 2026-05-27 Listed $845,000 Smart MLS
• 2026-03-12 Listed $895,000 GMLS
• 2018-01-22 Sold (Public Records) $600,000 Public Records
• 2018-01-22 Sold (MLS) $600,000 GMLS
• 2017-11-30 Delisted — GMLS
• 2017-06-28 Listed $650,000 GMLS
• 2009-06-15 Listing Removed — Smart MLS
• 2008-12-15 Listed $725,000 Smart MLS
• 2008-12-15 Listed $725,000 GMLS
• 2008-09-16 Listing Removed — Smart MLS
• 2008-07-24 Delisted — GMLS
• 2008-03-18 Listed $795,000 Smart MLS
• 2008-03-17 Listed $795,000 GMLS
• 2006-06-06 Sold (Public Records) $740,000 Public Records
• 2006-06-06 Sold (Public Records) $740,000 Public Records
• 2006-06-06 Sold (MLS) $740,000 GMLS
• 2006-01-16 Listed $747,000 GMLS
• 2003-09-19 Sold (Public Records) $440,000 Public Records
• 2003-09-18 Sold (MLS) $440,000 GMLS
• 2003-07-01 Listed $475,000 GMLS
• 1998-03-09 Sold (Public Records) $222,500 Public Records

Property tax history

+0.7%/yr

Latest (2023): $5,175 · +0.9% YoY. Source: county tax records.