83 Bayberry Hill Rd · Avon, CT 06001

$1,895,000

6 bd · 7.5 ba · 7,098 sqft · SingleFamily public records · 66 Days on market

Built 2000 5.99 ac lot $267/sqft · 6% above area Est $2222k · 15% under

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Why this score? — see what drove the B 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 +27.4/30.0
• ARV discount +14.1/15.0
• DSCR +9.6/10.0
• 1% rule +7.3/10.0
• Schools +6.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, well sought after neighborhood minutes from UCONN, top-rated hospitals, major highways, golf clubs and the vibrant (WEHA) area, this customed build stunning estate offers the perfect blend of convenience and tranquility. Boasting 6 spacious bedrooms and 7 1/2 luxurious bathrooms, walk in closets, the home sits on nearly 6 private acres, offering breathtaking sunset views and unmatched privacy, all surrounded by the beauty of nature. Step inside the grand foyer, adorned with impressive arch windows and gleaming marble floors, and you'll be captivated by the exceptional attention to detail throughout the home. Elegant, fluted columns and intricate crown moldings, wainscotting add a touch of sophistication to every room. The living room features a cozy fireplace and French doors that open to a sprawling deck, seamlessly connecting to the dining room, which also offers deck access through its own set of French doors. The spacious family room, complete with a fireplace, adjoins a huge kitchen equipped with a wet bar and a charming breakfast nook-perfect for casual meals or entertaining guests. Just off the family room, there's a guest bedroom with a full bath and a walk-in closet, currently used as a study, providing flexible living options. A huge sunroom overlooks the serene woods, allowing you to enjoy nature's surprises year-round. From the sunroom, French doors lead to a patio area ideal for barbecuing and outdoor gatherin

Key facts

• 5.99 acre lot
• 3 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 6-bed/7.5-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $6k ($66k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.90M).
• Recommended offer: $1.78M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Avon School District (suburban): math 64% / reading 77% proficiency, ranked #11 of 153 in CT (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $57k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $531k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($1.78M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $155k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.41M; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,781,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (median comp): $2,221,718
• List price: $1,895,000
• Delta: -14.71%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Cider Brook Rd	0.59mi	5/7.0 (-1)	7,625 (+7%)	6mo	$2,300,000	$302	48
254 Talcott Notch Rd	0.57mi	7/7.0 (+1)	7,404 (+4%)	18mo	$1,075,000	$145	44
586 Deercliff Rd	0.32mi	7/6.0 (+1)	6,490 (-9%)	20mo	$1,700,000	$262	43
325 Old Mountain Rd	0.60mi	6/6.0	6,035 (-15%)	10mo	$2,600,000	$431	33

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $45,819
• Equity at exit: $282,551

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $494,847
• Equity at exit: $163,845

Cash invested: $530,600 (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 06001

• Active inventory: 107
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $23,269 medium
• Mortgage (P&I): −$9,938
• Tax from tax record: −$2,118 /mo · $25,413/yr
• Insurance: −$790
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,886
• Net cashflow: $5,538

Break-even live

Break-even rent $16,259

Max offer price $1,895,000

Occupancy floor 71%

Sensitivity live

Price	-10% $6,610	-5% $6,074	+0% $5,538	+5% $5,001	+10% $4,465
Rent	-10% $3,699	-5% $4,618	+0% $5,538	+5% $6,457	+10% $7,376
Rate	-1.0pp $6,492	-0.5pp $6,020	base $5,538	+0.5pp $5,047	+1.0pp $4,547

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: $473,750
• Closing costs: $56,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Bishop Ln Avon, CT	6.0	5.5	10157	$35,000	$3.45	2d	1	0.89mi
3 Eton Pl Farmington, CT	5.0	4.5	5826	$8,000	$1.37	17d	1	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $1,895,000 Active 66 DOM
2. 2026-06-17
   days on market $1,895,000 Active 65 DOM
3. 2026-06-16
   days on market $1,895,000 Active 64 DOM
4. 2026-06-15
   days on market $1,895,000 Active 63 DOM
5. 2026-06-13
   days on market $1,895,000 Active 61 DOM
6. 2026-06-13
   pricedays on market $1,895,000 Active 60 DOM
7. 2026-06-10
   days on market $1,965,000 Active 58 DOM
8. 2026-06-09
   days on market $1,965,000 Active 57 DOM
9. 2026-06-08
   days on market $1,965,000 Active 56 DOM
10. 2026-06-07
    days on market $1,965,000 Active 55 DOM
11. 2026-06-03
    days on market $1,965,000 Active 51 DOM
12. 2026-06-02
    days on market $1,965,000 Active 50 DOM
13. 2026-06-01
    days on market $1,965,000 Active 49 DOM
14. 2026-05-31
    days on market $1,965,000 Active 48 DOM
15. 2026-04-22
    historical 1458-char remark

    Show marketing remark (1458 chars)

    Location, well sought after neighborhood minutes from UCONN, top-rated hospitals, major highways, golf clubs and the vibrant (WEHA) area, this customed build stunning estate offers the perfect blend of convenience and tranquility. Boasting 6 spacious bedrooms and 7 1/2 luxurious bathrooms, walk in closets, the home sits on nearly 6 private acres, offering breathtaking sunset views and unmatched privacy, all surrounded by the beauty of nature. Step inside the grand foyer, adorned with impressive arch windows and gleaming marble floors, and you'll be captivated by the exceptional attention to detail throughout the home. Elegant, fluted columns and intricate crown moldings, wainscotting add a touch of sophistication to every room. The living room features a cozy fireplace and French doors that open to a sprawling deck, seamlessly connecting to the dining room, which also offers deck access through its own set of French doors. The spacious family room, complete with a fireplace, adjoins a huge kitchen equipped with a wet bar and a charming breakfast nook-perfect for casual meals or entertaining guests. Just off the family room, there's a guest bedroom with a full bath and a walk-in closet, currently used as a study, providing flexible living options. A huge sunroom overlooks the serene woods, allowing you to enjoy nature's surprises year-round. From the sunroom, French doors lead to a patio area ideal for barbecuing and outdoor gatherin

16. 2026-04-22
    status Active 1458-char remark

    Show marketing remark (1458 chars)

    Location, well sought after neighborhood minutes from UCONN, top-rated hospitals, major highways, golf clubs and the vibrant (WEHA) area, this customed build stunning estate offers the perfect blend of convenience and tranquility. Boasting 6 spacious bedrooms and 7 1/2 luxurious bathrooms, walk in closets, the home sits on nearly 6 private acres, offering breathtaking sunset views and unmatched privacy, all surrounded by the beauty of nature. Step inside the grand foyer, adorned with impressive arch windows and gleaming marble floors, and you'll be captivated by the exceptional attention to detail throughout the home. Elegant, fluted columns and intricate crown moldings, wainscotting add a touch of sophistication to every room. The living room features a cozy fireplace and French doors that open to a sprawling deck, seamlessly connecting to the dining room, which also offers deck access through its own set of French doors. The spacious family room, complete with a fireplace, adjoins a huge kitchen equipped with a wet bar and a charming breakfast nook-perfect for casual meals or entertaining guests. Just off the family room, there's a guest bedroom with a full bath and a walk-in closet, currently used as a study, providing flexible living options. A huge sunroom overlooks the serene woods, allowing you to enjoy nature's surprises year-round. From the sunroom, French doors lead to a patio area ideal for barbecuing and outdoor gatherin

17. 2026-04-21
    price $1,965,000 1458-char remark

    Show marketing remark (1458 chars)

    Location, well sought after neighborhood minutes from UCONN, top-rated hospitals, major highways, golf clubs and the vibrant (WEHA) area, this customed build stunning estate offers the perfect blend of convenience and tranquility. Boasting 6 spacious bedrooms and 7 1/2 luxurious bathrooms, walk in closets, the home sits on nearly 6 private acres, offering breathtaking sunset views and unmatched privacy, all surrounded by the beauty of nature. Step inside the grand foyer, adorned with impressive arch windows and gleaming marble floors, and you'll be captivated by the exceptional attention to detail throughout the home. Elegant, fluted columns and intricate crown moldings, wainscotting add a touch of sophistication to every room. The living room features a cozy fireplace and French doors that open to a sprawling deck, seamlessly connecting to the dining room, which also offers deck access through its own set of French doors. The spacious family room, complete with a fireplace, adjoins a huge kitchen equipped with a wet bar and a charming breakfast nook-perfect for casual meals or entertaining guests. Just off the family room, there's a guest bedroom with a full bath and a walk-in closet, currently used as a study, providing flexible living options. A huge sunroom overlooks the serene woods, allowing you to enjoy nature's surprises year-round. From the sunroom, French doors lead to a patio area ideal for barbecuing and outdoor gatherin

18. 2026-04-21
    price $1,950,000 1458-char remark

    Show marketing remark (1458 chars)

    Location, well sought after neighborhood minutes from UCONN, top-rated hospitals, major highways, golf clubs and the vibrant (WEHA) area, this customed build stunning estate offers the perfect blend of convenience and tranquility. Boasting 6 spacious bedrooms and 7 1/2 luxurious bathrooms, walk in closets, the home sits on nearly 6 private acres, offering breathtaking sunset views and unmatched privacy, all surrounded by the beauty of nature. Step inside the grand foyer, adorned with impressive arch windows and gleaming marble floors, and you'll be captivated by the exceptional attention to detail throughout the home. Elegant, fluted columns and intricate crown moldings, wainscotting add a touch of sophistication to every room. The living room features a cozy fireplace and French doors that open to a sprawling deck, seamlessly connecting to the dining room, which also offers deck access through its own set of French doors. The spacious family room, complete with a fireplace, adjoins a huge kitchen equipped with a wet bar and a charming breakfast nook-perfect for casual meals or entertaining guests. Just off the family room, there's a guest bedroom with a full bath and a walk-in closet, currently used as a study, providing flexible living options. A huge sunroom overlooks the serene woods, allowing you to enjoy nature's surprises year-round. From the sunroom, French doors lead to a patio area ideal for barbecuing and outdoor gatherin

19. 2026-04-15
    listed $2,050,000 Active 1458-char remark

    Show marketing remark (1458 chars)

    Location, well sought after neighborhood minutes from UCONN, top-rated hospitals, major highways, golf clubs and the vibrant (WEHA) area, this customed build stunning estate offers the perfect blend of convenience and tranquility. Boasting 6 spacious bedrooms and 7 1/2 luxurious bathrooms, walk in closets, the home sits on nearly 6 private acres, offering breathtaking sunset views and unmatched privacy, all surrounded by the beauty of nature. Step inside the grand foyer, adorned with impressive arch windows and gleaming marble floors, and you'll be captivated by the exceptional attention to detail throughout the home. Elegant, fluted columns and intricate crown moldings, wainscotting add a touch of sophistication to every room. The living room features a cozy fireplace and French doors that open to a sprawling deck, seamlessly connecting to the dining room, which also offers deck access through its own set of French doors. The spacious family room, complete with a fireplace, adjoins a huge kitchen equipped with a wet bar and a charming breakfast nook-perfect for casual meals or entertaining guests. Just off the family room, there's a guest bedroom with a full bath and a walk-in closet, currently used as a study, providing flexible living options. A huge sunroom overlooks the serene woods, allowing you to enjoy nature's surprises year-round. From the sunroom, French doors lead to a patio area ideal for barbecuing and outdoor gatherin

20. 2026-04-06
    historical $2,050,000 1458-char remark

    Show marketing remark (1458 chars)

    Location, well sought after neighborhood minutes from UCONN, top-rated hospitals, major highways, golf clubs and the vibrant (WEHA) area, this customed build stunning estate offers the perfect blend of convenience and tranquility. Boasting 6 spacious bedrooms and 7 1/2 luxurious bathrooms, walk in closets, the home sits on nearly 6 private acres, offering breathtaking sunset views and unmatched privacy, all surrounded by the beauty of nature. Step inside the grand foyer, adorned with impressive arch windows and gleaming marble floors, and you'll be captivated by the exceptional attention to detail throughout the home. Elegant, fluted columns and intricate crown moldings, wainscotting add a touch of sophistication to every room. The living room features a cozy fireplace and French doors that open to a sprawling deck, seamlessly connecting to the dining room, which also offers deck access through its own set of French doors. The spacious family room, complete with a fireplace, adjoins a huge kitchen equipped with a wet bar and a charming breakfast nook-perfect for casual meals or entertaining guests. Just off the family room, there's a guest bedroom with a full bath and a walk-in closet, currently used as a study, providing flexible living options. A huge sunroom overlooks the serene woods, allowing you to enjoy nature's surprises year-round. From the sunroom, French doors lead to a patio area ideal for barbecuing and outdoor gatherin

21. 2005-06-01
    soldstatus $1,412,500
22. 2005-05-31
    soldstatus $1,412,500 221-char remark

    Show marketing remark (221 chars)

    Beautifully designed custom colonial with exceptional detailing thruout. All hardwood & granite flooring; each bedroom w/priv. Bath; fin. Ll (not in sq.Ftg.); Exquisite westerly views on 6 priv. Acr in lovely neighbhd

23. 2005-04-05
    listed $1,599,900 221-char remark

    Show marketing remark (221 chars)

    Beautifully designed custom colonial with exceptional detailing thruout. All hardwood & granite flooring; each bedroom w/priv. Bath; fin. Ll (not in sq.Ftg.); Exquisite westerly views on 6 priv. Acr in lovely neighbhd

24. 1999-05-11
    soldstatus $200,000

ⓘ 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: $25,413 · $2,118/mo
• Projected year-2 tax: $32,983 · $2,749/mo
• Expected delta: +$7,570/yr (+$631/mo · 29.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $279,228
• − Mortgage interest: −$106,149
• − Property taxes: −$25,413
• − Insurance: −$9,475
• − Repairs & maintenance: −$22,338
• − Management: −$22,338
• − Depreciation: −$55,127
• Taxable income: $38,387
• Est. tax owed @ 24.0%: −$9,213
• After-tax cash flow: $57,238/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: Avon School District
• NCES district ID: 0900120
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 77% ▼ -2.00%
• Median HH income: $114,198
• Composite: 65.87/100
• National rank: #447
• State rank: #11 of 153 in CT

Livability — Avon

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

Census & demographics

• Population (ZIP): 19,157

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 15% Two or more races 6% Hispanic / Latino 5% Black 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 2%
• Foreign-born: 17% · South Korea, Canada, China
• Languages at home: 79% English-only · Other Indo-European 8% Other Asian/Pacific 5% Korean 2%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.48%
• Current HPI: 174.8885
• 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

+882.5% since first listed

10 events — show timeline

• 2026-04-22 Listing Removed — Smart MLS
• 2026-04-22 Relisted — Smart MLS
• 2026-04-21 Price Changed $1,965,000 Smart MLS
• 2026-04-21 Price Changed $1,950,000 Smart MLS
• 2026-04-15 Listed $2,050,000 Smart MLS
• 2026-04-06 Coming Soon $2,050,000 Smart MLS
• 2005-06-01 Sold (Public Records) $1,412,500 Public Records
• 2005-05-31 Sold (MLS) $1,412,500 Smart MLS
• 2005-04-05 Listed $1,599,900 Smart MLS
• 1999-05-11 Sold (Public Records) $200,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $25,413 · +3.7% YoY. Source: county tax records.