67 View St W · Byram, CT 06830

$910,000

4 bd · 2.0 ba · 2,570 sqft · MultiFamily public records · 9 Days on market

Built 1930 5,662 sqft lot Est $1041k · 13% under

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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).

• ARV discount +13.2/15.0
• Appreciation +8.4/10.0
• Cash flow +8.2/30.0
• Schools +6.6/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Don't miss your chance to own this two-family home or transform it into a single-family residence. Upper level (Unit 1) includes a walk-in porch, 1 bedroom, full bathroom, dining room, office, den and comfortable living room with a fireplace. This unit also has a washer/dryer hookup. The lower level (Unit 2) offers 2 bedrooms, full bathroom, living room, and home office or playroom. Additional features include separate thermostats for each unit. Perfect for investors or owner-occupants. The property sits on a 0.13 lot, so you can enjoy a private outdoor space. Conveniently located near downtown Greenwich, train stations and I-95, making this home a must see!

Key facts

• Washer dryer hookup
• Separate thermostats
• Walk-in porch

Tags

• WALK-IN PORCH
• FIREPLACE
• WASHER DRYER HOOKUP
• SEPARATE THERMOSTATS
• PRIVATE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $910k.

Deal economics

• At list price, monthly cash flow is $-855 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $759k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $594k (34.7% below list).
• Recommended offer: $594k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#85 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, commute A-; Watch: amenities F, cost of living 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: New Lebanon School (math 37% / reading 47%, grade F, #285 of 553 statewide, top 53%, 336 students, 63% FRL); Western Middle School (math 50% / reading 59%, grade B-, #67 of 175 statewide, top 39%, 617 students, 38% FRL); Greenwich High School (math 59% / reading 78%, grade B, #23 of 194 statewide, top 12%, 2,668 students, 20% FRL) — zoned schools average 40% FRL vs 11% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 68% district-wide (-14 pts) — the specific schools serving this property underperform the Greenwich School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 128 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $5,939/mo this rent would consume 49% of the median local household income ($147k/yr) (locally 1088% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $69k of equity ($6k loan paydown + $63k appreciation (6.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$110k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $593,911 (34.7% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.65% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $1,040,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 View St W	0.00mi	3/2.0 (-1)	2,570 (0%)	0mo	$885,000	$344	95
35 Gold St	0.24mi	5/2.0 (+1)	2,582 (+0%)	18mo	$1,100,750	$426	68
55 Byram Rd	0.33mi	4/2.0	2,256 (-12%)	11mo	$1,000,000	$443	55
164 Highland St	0.66mi	3/2.0 (-1)	2,400 (-7%)	1mo	$669,000	$279	52
52 Pemberwick Rd	0.73mi	5/2.0 (+1)	2,530 (-2%)	9mo	$940,000	$372	51
210 Chestnut St	0.66mi	4/4.0	2,400 (-7%)	0mo	$849,000	$354	50
340 Locust Ave	0.53mi	5/3.0 (+1)	2,868 (+12%)	4mo	$850,000	$296	44
73 Mead Ave	0.61mi	3/4.0 (-1)	2,848 (+11%)	5mo	$1,412,500	$496	36
20 Church St W	0.56mi	4/4.0	2,917 (+14%)	10mo	$1,300,000	$446	35
99 Birch St	0.65mi	5/2.5 (+1)	2,343 (-9%)	21mo	$950,000	$405	31
358 Willett Ave	0.62mi	5/3.0 (+1)	2,240 (-13%)	13mo	$1,025,000	$458	30
80 Putnam Ave	0.71mi	4/2.0	2,232 (-13%)	21mo	$806,000	$361	27

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

Projected returns pro-forma

6.89% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 2.02×
• Total profit: $259,084
• Equity at exit: $624,183

10-year hold

• IRR: 14.6%
• Equity multiple: 4.13×
• Total profit: $798,230
• Equity at exit: $1,179,895

Cash invested: $254,800 (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 06830

• Home prices YoY: 4.1%
• Rents YoY: 3.4%
• Active inventory: 128
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $5,939 high
• Mortgage (P&I): −$4,772
• Tax from tax record: −$395 /mo · $4,744/yr
• Insurance: −$379
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,247
• Net cashflow: $-855

Break-even live

Break-even rent $7,021

Max offer price $759,006

Occupancy floor —

Sensitivity live

Price	-10% $-340	-5% $-597	+0% $-855	+5% $-1,112	+10% $-1,370
Rent	-10% $-1,324	-5% $-1,089	+0% $-855	+5% $-620	+10% $-386
Rate	-1.0pp $-396	-0.5pp $-623	base $-855	+0.5pp $-1,091	+1.0pp $-1,330

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: $227,500
• Closing costs: $27,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 View St W Unit 2nd floor Greenwich, CT	3.0	2.0	1870	$5,450	$2.91	21d	1	0.11mi
347 Delavan Ave Unit A Greenwich, CT	3.0	2.5	2158	$5,500	$2.55	21d	1	0.33mi
319 Delavan Ave Unit 1 Greenwich, CT	3.0	1.0	2580	$3,500	$1.36	25d	1	0.37mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$6,537	$5.30	0d	17	0.43mi
37 Windy Knls Greenwich, CT	3.0	2.0	2600	$5,100	$1.96	5d	1	0.70mi
34 Windy Knls Unit A Greenwich, CT	3.0	3.0	2146	$7,500	$3.49	4d	1	0.70mi
98 Byram Shore Rd Greenwich, CT	3.0	2.0	2000	$6,950	$3.48	0d	1	0.75mi
25 Alexander St Unit B Greenwich, CT	4.0	3.0	2550	$5,500	$2.16	45d	1	0.75mi
10 Prospect St W Greenwich, CT	4.0	2.0	1784	$7,495	$4.20	0d	1	0.75mi
24 Hollow Wood Ln Unit 2 Greenwich, CT	3.0	2.5	2350	$4,600	$1.96	13d	1	0.76mi
195 S Water St Greenwich, CT	5.0	4.5	3000	$9,500	$3.17	0d	1	0.88mi
12 Artic St Unit 1 Greenwich, CT	3.0	2.0	1900	$4,850	$2.55	25d	1	0.93mi
56 Old Field Point Rd Unit 4 Greenwich, CT	3.0	2.0	1800	$12,000	$6.67	5d	1	1.14mi
42 Tower Hill Dr Port Chester, NY	4.0	1.5	1864	$5,100	$2.74	45d	1	1.19mi
36 Nicholas Ave Greenwich, CT	3.0	3.5	2452	$6,800	$2.77	0d	1	1.32mi
10 Fletcher Ave Greenwich, CT	4.0	3.0	2480	$5,750	$2.32	0d	1	1.39mi
10 Fletcher Ave Unit NA Greenwich, CT	4.0	3.0	2480	$5,750	$2.32	13d	1	1.39mi
321 Olivia St Apt 1 Port Chester, NY	4.0	3.0	2040	$4,500	$2.21	45d	1	1.40mi

Listing history 8 events

1. 2026-03-30
   historical Active Under Contract 666-char remark

   Show marketing remark (666 chars)

   Don't miss your chance to own this two-family home or transform it into a single-family residence. Upper level (Unit 1) includes a walk-in porch, 1 bedroom, full bathroom, dining room, office, den and comfortable living room with a fireplace. This unit also has a washer/dryer hookup. The lower level (Unit 2) offers 2 bedrooms, full bathroom, living room, and home office or playroom. Additional features include separate thermostats for each unit. Perfect for investors or owner-occupants. The property sits on a 0.13 lot, so you can enjoy a private outdoor space. Conveniently located near downtown Greenwich, train stations and I-95, making this home a must see!

2. 2026-03-30
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Don't miss your chance to own this two-family home or transform it into a single-family residence. Upper level (Unit 1) includes a walk-in porch, 1 bedroom, full bathroom, dining room, office, den and comfortable living room with a fireplace. This unit also has a washer/dryer hookup. The lower level (Unit 2) offers 2 bedrooms, full bathroom, living room, and home office or playroom. Additional features include separate thermostats for each unit. Perfect for investors or owner-occupants. The property sits on a 0.13 lot, so you can enjoy a private outdoor space. Conveniently located near downtown Greenwich, train stations and I-95, making this home a must see!

3. 2026-03-30
   status Under Contract

   Show marketing remark (666 chars)

   Don't miss your chance to own this two-family home or transform it into a single-family residence. Upper level (Unit 1) includes a walk-in porch, 1 bedroom, full bathroom, dining room, office, den and comfortable living room with a fireplace. This unit also has a washer/dryer hookup. The lower level (Unit 2) offers 2 bedrooms, full bathroom, living room, and home office or playroom. Additional features include separate thermostats for each unit. Perfect for investors or owner-occupants. The property sits on a 0.13 lot, so you can enjoy a private outdoor space. Conveniently located near downtown Greenwich, train stations and I-95, making this home a must see!

4. 2026-03-23
   status Active
5. 2026-03-23
   historical
6. 2026-03-21
   historical Under Contract - Continue to Show
7. 2026-03-13
   listed $910,000 Active 666-char remark

   Show marketing remark (666 chars)

   Don't miss your chance to own this two-family home or transform it into a single-family residence. Upper level (Unit 1) includes a walk-in porch, 1 bedroom, full bathroom, dining room, office, den and comfortable living room with a fireplace. This unit also has a washer/dryer hookup. The lower level (Unit 2) offers 2 bedrooms, full bathroom, living room, and home office or playroom. Additional features include separate thermostats for each unit. Perfect for investors or owner-occupants. The property sits on a 0.13 lot, so you can enjoy a private outdoor space. Conveniently located near downtown Greenwich, train stations and I-95, making this home a must see!

8. 2026-03-13
   listed $910,000 Active

   Show marketing remark (666 chars)

   Don't miss your chance to own this two-family home or transform it into a single-family residence. Upper level (Unit 1) includes a walk-in porch, 1 bedroom, full bathroom, dining room, office, den and comfortable living room with a fireplace. This unit also has a washer/dryer hookup. The lower level (Unit 2) offers 2 bedrooms, full bathroom, living room, and home office or playroom. Additional features include separate thermostats for each unit. Perfect for investors or owner-occupants. The property sits on a 0.13 lot, so you can enjoy a private outdoor space. Conveniently located near downtown Greenwich, train stations and I-95, making this home a must see!

ⓘ 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: $4,744 · $395/mo
• Projected year-2 tax: $12,109 · $1,009/mo
• Expected delta: +$7,365/yr (+$614/mo · 155.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,269
• − Mortgage interest: −$50,974
• − Property taxes: −$4,744
• − Insurance: −$4,550
• − Repairs & maintenance: −$5,702
• − Management: −$5,702
• − Depreciation: −$26,473
• Taxable loss: −$26,875
• Est. tax savings @ 24.0%: +$6,450
• After-tax cash flow: $-3,807/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 — Byram

• Score: 72/100
• State rank: #85
• US rank: #6372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byram, CT
• County: Fairfield County · 765,532 people
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 24,880
• Household income: $146,654
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1088.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 10% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 3%

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: ▲ 6.89%
• Current HPI: 173.5938
• Rent YoY: ▲ 3.36%
• Metro: Bridgeport-Stamford-Norwalk, CT
• 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

+0.0% since first listed

8 events — show timeline

• 2026-03-30 Contingent — GMLS
• 2026-03-30 Pending — GMLS
• 2026-03-30 Pending — Smart MLS
• 2026-03-23 Relisted — Smart MLS
• 2026-03-23 Listing Removed — Smart MLS
• 2026-03-21 Contingent — Smart MLS
• 2026-03-13 Listed $910,000 Smart MLS
• 2026-03-13 Listed $910,000 GMLS

Property tax history

+5.6%/yr

Latest (2023): $4,744 · +0.9% YoY. Source: county tax records.