6a Rock Ridge Ct · Candlewood Knolls, CT 06812

$1,795,000

5 bd · 5.5 ba · 4,962 sqft · SingleFamily · 153 Days on market

Built 2015 2.00 ac lot Est $1727k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.7/15.0
• Schools +5.5/10.0
• 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

Perched high above Candlewood Lake, this extraordinary custom-built residence was crafted by a six-time HOBI Award-winning builder for himself and embodies the finest craftsmanship with timeless sophistication. Spanning 4,962 sq. ft., the home blends classic Southern Fairfield County architectural details with breathtaking four-season mountain and Candlewood Lake views. Inside, rich character-grade white oak floors, intricate millwork, and Kingswood custom cabinetry showcase masterful design at every turn. The chef's kitchen features quartz counters, Thermador and Bosch appliances, a spacious walk-in pantry, and a dining area overlooking the expansive 20+ mile views. The gorgeous dining room has custom wainscoting and a coffered ceiling and the elegant family room featuring a propane stone fireplace, coffered ceiling, and wired sound system. You'll also find five spacious bedrooms and five and a half baths, including a serene primary suite with a luxurious full bath featuring heated marble floors, a freestanding soaking tub, a California Closet, and a private panoramic view of the lake. The walkout LL includes a kitchenette, custom bar room for entertaining, and a media room with access to an expansive stone patio with a built-in fire pit, perfect for entertaining against the backdrop of endless sunrises and sunsets. Smart-home systems, a heated 3-car garage, irrigation, professional landscaping, and custom finishes this is luxury redefined.

Key facts

• Custom cabinetry
• Heated marble floors
• Walk-in pantry

Tags

• CANDLEWOOD LAKE VIEWS
• CUSTOM CABINETRY
• WALK-IN PANTRY
• PROPANE STONE FIREPLACE
• HEATED MARBLE FLOORS
• FREESTANDING SOAKING TUB

Property features AI

Exterior

• Parking: Attached garage; Three garage spaces; No carport
• Utilities: Propane service; Septic tank
• Home design: Single-family residence; Frame construction
• Construction: Frame construction
• Exterior features: Deck; Patio; Porch; Fire pit; Outdoor lighting; Outdoor speakers

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances; Kitchen island; Pantry; Wine refrigerator; Chef's kitchen with marble and quartz/quartzite counters
• Bedrooms: Total rooms: 12 (includes bedrooms and living spaces); Basement level includes finished space (walk-out access) — may contain additional sleeping or living areas
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Five full bathrooms; One half bathroom; Primary bath with double vanity
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Built-in features; Central vacuum; Chef's kitchen; Crown molding; Double vanity; Dry bar; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; In-law floorplan; Kitchen island; Marble counters; Open floorplan; Open kitchen; Pantry; Primary bathroom; Quartz/Quartzite counters; Recessed lighting; Tray ceilings; Walk-in closets; Washer/dryer hookup; Wet bar; Wired for sound
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Central vacuum

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $11k ($136k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $1.79M).
• Recommended offer: $1.58M (12.0% 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.
• New Fairfield School District (suburban): math 53% / reading 66% proficiency, ranked #41 of 153 in CT (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12k of loan paydown is wiped out by about $54k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $503k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $560k; list at $1.79M implies a 221% gain — meaningful room to come down on a strong offer.

Recommended offer $1,579,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.67% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.97%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $1,726,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6a Rock Ridge Ct	0.00mi	5/5.5	4,962 (0%)	1mo	$1,725,000	$348	99

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $428,980
• Equity at exit: $267,640

10-year hold

• IRR: 29.1%
• Equity multiple: 3.59×
• Total profit: $1,301,723
• Equity at exit: $155,199

Cash invested: $502,600 (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 06812

• Home prices YoY: -34.2%
• Active inventory: 82
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $30,000 medium
• Mortgage (P&I): −$9,413
• Tax est. 1.5%: −$2,244 /mo · $26,925/yr
• Insurance: −$748
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,300
• Net cashflow: $11,295

Break-even live

Break-even rent $15,702

Max offer price $1,795,000

Occupancy floor 57%

Sensitivity live

Price	-10% $12,536	-5% $11,915	+0% $11,295	+5% $10,675	+10% $10,055
Rent	-10% $8,925	-5% $10,110	+0% $11,295	+5% $12,480	+10% $13,665
Rate	-1.0pp $12,199	-0.5pp $11,752	base $11,295	+0.5pp $10,830	+1.0pp $10,357

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: $448,750
• Closing costs: $53,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Lake Dr N New Fairfield, CT	6.0	4.5	3535	$30,000	$8.49	3d	1	0.98mi

Listing history 8 events

1. 2026-05-02
   status Under Contract 1465-char remark

   Show marketing remark (1465 chars)

   Perched high above Candlewood Lake, this extraordinary custom-built residence was crafted by a six-time HOBI Award-winning builder for himself and embodies the finest craftsmanship with timeless sophistication. Spanning 4,962 sq. ft., the home blends classic Southern Fairfield County architectural details with breathtaking four-season mountain and Candlewood Lake views. Inside, rich character-grade white oak floors, intricate millwork, and Kingswood custom cabinetry showcase masterful design at every turn. The chef's kitchen features quartz counters, Thermador and Bosch appliances, a spacious walk-in pantry, and a dining area overlooking the expansive 20+ mile views. The gorgeous dining room has custom wainscoting and a coffered ceiling and the elegant family room featuring a propane stone fireplace, coffered ceiling, and wired sound system. You'll also find five spacious bedrooms and five and a half baths, including a serene primary suite with a luxurious full bath featuring heated marble floors, a freestanding soaking tub, a California Closet, and a private panoramic view of the lake. The walkout LL includes a kitchenette, custom bar room for entertaining, and a media room with access to an expansive stone patio with a built-in fire pit, perfect for entertaining against the backdrop of endless sunrises and sunsets. Smart-home systems, a heated 3-car garage, irrigation, professional landscaping, and custom finishes this is luxury redefined.

2. 2026-04-12
   status Pending
3. 2026-03-29
   historical Under Contract - Continue to Show 1465-char remark

   Show marketing remark (1465 chars)

   Perched high above Candlewood Lake, this extraordinary custom-built residence was crafted by a six-time HOBI Award-winning builder for himself and embodies the finest craftsmanship with timeless sophistication. Spanning 4,962 sq. ft., the home blends classic Southern Fairfield County architectural details with breathtaking four-season mountain and Candlewood Lake views. Inside, rich character-grade white oak floors, intricate millwork, and Kingswood custom cabinetry showcase masterful design at every turn. The chef's kitchen features quartz counters, Thermador and Bosch appliances, a spacious walk-in pantry, and a dining area overlooking the expansive 20+ mile views. The gorgeous dining room has custom wainscoting and a coffered ceiling and the elegant family room featuring a propane stone fireplace, coffered ceiling, and wired sound system. You'll also find five spacious bedrooms and five and a half baths, including a serene primary suite with a luxurious full bath featuring heated marble floors, a freestanding soaking tub, a California Closet, and a private panoramic view of the lake. The walkout LL includes a kitchenette, custom bar room for entertaining, and a media room with access to an expansive stone patio with a built-in fire pit, perfect for entertaining against the backdrop of endless sunrises and sunsets. Smart-home systems, a heated 3-car garage, irrigation, professional landscaping, and custom finishes this is luxury redefined.

4. 2025-11-10
   listed $1,795,000 Active
5. 2025-10-17
   listed $1,795,000 Active 1465-char remark

   Show marketing remark (1465 chars)

   Perched high above Candlewood Lake, this extraordinary custom-built residence was crafted by a six-time HOBI Award-winning builder for himself and embodies the finest craftsmanship with timeless sophistication. Spanning 4,962 sq. ft., the home blends classic Southern Fairfield County architectural details with breathtaking four-season mountain and Candlewood Lake views. Inside, rich character-grade white oak floors, intricate millwork, and Kingswood custom cabinetry showcase masterful design at every turn. The chef's kitchen features quartz counters, Thermador and Bosch appliances, a spacious walk-in pantry, and a dining area overlooking the expansive 20+ mile views. The gorgeous dining room has custom wainscoting and a coffered ceiling and the elegant family room featuring a propane stone fireplace, coffered ceiling, and wired sound system. You'll also find five spacious bedrooms and five and a half baths, including a serene primary suite with a luxurious full bath featuring heated marble floors, a freestanding soaking tub, a California Closet, and a private panoramic view of the lake. The walkout LL includes a kitchenette, custom bar room for entertaining, and a media room with access to an expansive stone patio with a built-in fire pit, perfect for entertaining against the backdrop of endless sunrises and sunsets. Smart-home systems, a heated 3-car garage, irrigation, professional landscaping, and custom finishes this is luxury redefined.

6. 2025-10-15
   historical $1,795,000 1465-char remark

   Show marketing remark (1465 chars)

   Perched high above Candlewood Lake, this extraordinary custom-built residence was crafted by a six-time HOBI Award-winning builder for himself and embodies the finest craftsmanship with timeless sophistication. Spanning 4,962 sq. ft., the home blends classic Southern Fairfield County architectural details with breathtaking four-season mountain and Candlewood Lake views. Inside, rich character-grade white oak floors, intricate millwork, and Kingswood custom cabinetry showcase masterful design at every turn. The chef's kitchen features quartz counters, Thermador and Bosch appliances, a spacious walk-in pantry, and a dining area overlooking the expansive 20+ mile views. The gorgeous dining room has custom wainscoting and a coffered ceiling and the elegant family room featuring a propane stone fireplace, coffered ceiling, and wired sound system. You'll also find five spacious bedrooms and five and a half baths, including a serene primary suite with a luxurious full bath featuring heated marble floors, a freestanding soaking tub, a California Closet, and a private panoramic view of the lake. The walkout LL includes a kitchenette, custom bar room for entertaining, and a media room with access to an expansive stone patio with a built-in fire pit, perfect for entertaining against the backdrop of endless sunrises and sunsets. Smart-home systems, a heated 3-car garage, irrigation, professional landscaping, and custom finishes this is luxury redefined.

7. 2015-11-16
   soldstatus $560,000 749-char remark

   Show marketing remark (749 chars)

   Beautiful Rock Ridge subdivision, a small enclave of exclusive homes on quiet cul-de-sac street. This custom built home features hardwood floors, gourmet kitchen with stainless steel appliances & granite counters, spacious, family room with gas fireplace, formal living and dining rooms and half bath on the main level with access from the three-car garage. Upper level laundry, private master bedroom suite with walk-in-closet and full bath, two bedrooms with J&J bath, and two additional bedrooms with full hall bath. Deck to enjoy gorgeous view of Candlewood Lake, starlit nights, privacy and a little piece of Heaven! Walkout lower level unfinished, may be finished at additional cost. AGENTS, do not call seller, will be coming back on!

8. 2015-05-13
   listed $829,000 749-char remark

   Show marketing remark (749 chars)

   Beautiful Rock Ridge subdivision, a small enclave of exclusive homes on quiet cul-de-sac street. This custom built home features hardwood floors, gourmet kitchen with stainless steel appliances & granite counters, spacious, family room with gas fireplace, formal living and dining rooms and half bath on the main level with access from the three-car garage. Upper level laundry, private master bedroom suite with walk-in-closet and full bath, two bedrooms with J&J bath, and two additional bedrooms with full hall bath. Deck to enjoy gorgeous view of Candlewood Lake, starlit nights, privacy and a little piece of Heaven! Walkout lower level unfinished, may be finished at additional cost. AGENTS, do not call seller, will be coming back on!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $360,000
• − Mortgage interest: −$100,548
• − Property taxes: −$26,925
• − Insurance: −$8,975
• − Repairs & maintenance: −$28,800
• − Management: −$28,800
• − Depreciation: −$52,218
• Taxable income: $113,734
• Est. tax owed @ 24.0%: −$27,296
• After-tax cash flow: $108,246/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: New Fairfield School District
• NCES district ID: 0902730
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 66% ▼ -8.00%
• Median HH income: $99,909
• Composite: 55.38/100
• National rank: #1253
• State rank: #41 of 153 in CT

Livability — Candlewood Knolls

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

Census & demographics

• Population (ZIP): 13,558

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 13% Two or more races 8% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Iranian 3% Scotch-Irish 2%
• Foreign-born: 12% · Canada, Jamaica, Mexico
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -123.77%
• Current HPI: 238.3277
• 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

+116.5% since first listed

8 events — show timeline

• 2026-05-02 Pending — Smart MLS
• 2026-04-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-29 Contingent — Smart MLS
• 2025-11-10 Listed $1,795,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-17 Listed $1,795,000 Smart MLS
• 2025-10-15 Coming Soon $1,795,000 Smart MLS
• 2015-11-16 Sold (MLS) $560,000 Smart MLS
• 2015-05-13 Listed $829,000 Smart MLS