11 Evergreen Dr · Bridgewater, CT 06783

$1,200,000

4 bd · 3.5 ba · 3,800 sqft · SingleFamily · 126 Days on market

Built 2026 Poor condition 3.39 ac lot $316/sqft · 13% above area Est $1061k · 13% over $200/mo HOA · 1% of rent

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +1.6/15.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is 'the best deal in Roxbury"! New construction on 3.39 acre lot. The style is a classic farmhouse design Cape with a covered front porch with metal roof. There will be 9' ceiling height on the main level and 8' on the upper level. Both levels will have wood floors. The primary suite is on the main level with a large bath including a shower a free standing tub and a walk in closet. The kitchen is open to the family room which has a bank of 3 sets of sliders to the back deck area and a fireplace on the end wall. The main level includes a formal dining room, formal living room and a main level laundry/mud room. The upper level includes 3 additional bedrooms and 2 full baths. There is a study area as well as a rec room over the garage. The large 2 car garage will have an electric car charger. Still time to help pick out cabinets, countertops, colors, etc. Roxbury is a lovely small town with bucolic farms and farmers markets. It is very sought after for weekend and summer homes. There are many land trust areas for hiking and exploring. The Shepard river is great for fishing and tubing. Litchfield County has many lakes for out door recreation. There are ski areas close by and lots of summer fairs. The area is known for art galleries, antique shops and great restaurants. Taxes TBD

Key facts

• Covered front porch
• Wood floors
• New construction

Tags

• NEW CONSTRUCTION
• COVERED FRONT PORCH
• 9 CEILING HEIGHT
• WOOD FLOORS
• PRIMARY SUITE
• LARGE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.20M. Condition is rated poor.

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 ($16k rent vs $1.20M).
• Recommended offer: $1.06M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.9% in Bridgewater — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 12 (rural): math 64% / reading 77% proficiency, ranked #20 of 153 in CT (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $36k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $336k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,056,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (median comp): $1,060,586
• List price: $1,200,000
• Delta: 13.14%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $95,207
• Equity at exit: $178,924

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $456,919
• Equity at exit: $103,754

Cash invested: $336,000 (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 06783

• Home prices YoY: -24.7%
• Active inventory: 48
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $16,500 medium
• Mortgage (P&I): −$6,293
• Tax est. 1.5%: −$1,500 /mo · $18,000/yr
• Insurance: −$500
• HOA: −$200
• Vacancy / Maint / Mgmt: −$3,465
• Net cashflow: $4,542

Break-even live

Break-even rent $10,751

Max offer price $1,200,000

Occupancy floor 67%

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 North St Roxbury, CT	4.0	2.5	3089	$16,500	$5.34	43d	1	0.97mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: electric

Listing history 18 events

1. 2026-06-19
   days on market $1,200,000 Active 126 DOM
2. 2026-06-18
   days on market $1,200,000 Active 125 DOM
3. 2026-06-17
   days on market $1,200,000 Active 124 DOM
4. 2026-06-16
   days on market $1,200,000 Active 123 DOM
5. 2026-06-15
   days on market $1,200,000 Active 122 DOM
6. 2026-06-14
   days on market $1,200,000 Active 120 DOM
7. 2026-06-13
   days on market $1,200,000 Active 119 DOM
8. 2026-06-10
   days on market $1,200,000 Active 117 DOM
9. 2026-06-09
   days on market $1,200,000 Active 116 DOM
10. 2026-06-08
    days on market $1,200,000 Active 115 DOM
11. 2026-06-07
    days on market $1,200,000 Active 114 DOM
12. 2026-06-05
    days on market $1,200,000 Active 111 DOM
13. 2026-06-03
    days on market $1,200,000 Active 110 DOM
14. 2026-06-02
    days on market $1,200,000 Active 109 DOM
15. 2026-06-01
    days on market $1,200,000 Active 108 DOM
16. 2026-05-31
    days on market $1,200,000 Active 107 DOM
17. 2026-05-30
    days on market $1,200,000 Active 106 DOM
18. 2026-02-12
    listed $1,200,000 Active 1305-char remark

    Show marketing remark (1305 chars)

    This is 'the best deal in Roxbury"! New construction on 3.39 acre lot. The style is a classic farmhouse design Cape with a covered front porch with metal roof. There will be 9' ceiling height on the main level and 8' on the upper level. Both levels will have wood floors. The primary suite is on the main level with a large bath including a shower a free standing tub and a walk in closet. The kitchen is open to the family room which has a bank of 3 sets of sliders to the back deck area and a fireplace on the end wall. The main level includes a formal dining room, formal living room and a main level laundry/mud room. The upper level includes 3 additional bedrooms and 2 full baths. There is a study area as well as a rec room over the garage. The large 2 car garage will have an electric car charger. Still time to help pick out cabinets, countertops, colors, etc. Roxbury is a lovely small town with bucolic farms and farmers markets. It is very sought after for weekend and summer homes. There are many land trust areas for hiking and exploring. The Shepard river is great for fishing and tubing. Litchfield County has many lakes for out door recreation. There are ski areas close by and lots of summer fairs. The area is known for art galleries, antique shops and great restaurants. Taxes TBD

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

Taxation est. · year 1

• Rental income: $198,000
• − Mortgage interest: −$67,219
• − Property taxes: −$18,000
• − Insurance: −$6,000
• − Repairs & maintenance: −$15,840
• − Management: −$15,840
• − HOA: −$2,400
• − Depreciation: −$34,909
• Taxable income: $37,792
• Est. tax owed @ 24.0%: −$9,070
• After-tax cash flow: $45,435/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property is under construction and requires extensive finishing and landscaping to be move-in ready and ready for occupancy. Significant value can be added by completing the construction and finishing the interior and exterior.

Value-add opportunities

• Both Complete construction and finishing of the interior and exterior — Finishing the construction will make the home move-in ready and ready for occupancy.
• Both Landscaping and curb appeal improvements — A well-maintained landscape and curb appeal will enhance the home's visual appeal and marketability.
• Both HVAC and mechanical systems installation — Proper HVAC and mechanical systems will ensure the home is comfortable and energy-efficient, improving both resale and rental value.
• Both Interior finishing and finishing of the kitchen and bathrooms — Finishing the interior will make the home move-in ready and ready for occupancy, improving both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Complete construction and finishing of the interior and exterior — Finishing the construction will make the home move-in ready and ready for occupancy. ↑
• Both Landscaping and curb appeal improvements — A well-maintained landscape and curb appeal will enhance the home's visual appeal and marketability. ↑
• Both HVAC and mechanical systems installation — Proper HVAC and mechanical systems will ensure the home is comfortable and energy-efficient, improving both resale and rental value. ↑
• Both Interior finishing and finishing of the kitchen and bathrooms — Finishing the interior will make the home move-in ready and ready for occupancy, improving both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Regional School District 12
• NCES district ID: 0903530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $86,065
• Composite: 63.18/100
• National rank: #638
• State rank: #20 of 153 in CT

Livability — Bridgewater

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

Census & demographics

• Population (ZIP): 2,184

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Common ancestry: Slovak 8% Romanian 7% Hispanic 5%
• Foreign-born: 14% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 6% Other Indo-European 4% Spanish 3%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.80%
• Current HPI: 170.3789
• 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

1 event — show timeline

• 2026-02-12 Listed $1,200,000 Smart MLS