95 Westwood Dr · Plattsville, CT 06612

$599,900

3 bd · 2.0 ba · 2,278 sqft · SingleFamily public records · 9 Days on market

Built 1958 1.24 ac lot Est $1000k · 40% 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 +15.0/15.0
• Cash flow +12.2/30.0
• Schools +7.7/10.0
• 1% rule +3.8/10.0
• DSCR +3.6/10.0
• 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

This well constructed 1958 ranch home on 1.24 acres is on a quiet street with easy access to the Merritt Parkway. Recent improvements include: NEW ROOF in 2013, new toilets, sinks & fixtures in both bathrooms, newly installed Berber carpet in family room (May 2014), & refinished hardwood floors throughout. Other features include: Central A/C with 2 zones, alarm system, extra deep attached 2 car garage, walk-out basement (spacious, clean & dry), 1st floor laundry, Sub Zero refridgerator, utility shed (with new roof), & blue stone fire place. Mature, professionally maintained landscaping adds to this home's charm. This lovely community has top rated schools.

Key facts

• 1.24 acre lot
• 2 garage spots
• Built 1958

Property features AI

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Public water connected; Septic sewer
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Wood and shingle siding
• Exterior features: Level lot; Grey exterior

Interior

• Kitchen: Electric range / oven; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat (oil fuel); Central air conditioning
• Interior features: 7 total rooms; Possible in-law apartment with separate first-floor entry; Full unfinished walk-out basement; Attic with pull-down stairs; One fireplace; Central air conditioning
• Laundry & utility: Oil-fired hot water heating (fuel tank located in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $579k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $528k (12.0% below list).
• Recommended offer: $528k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 09 (rural): math 75% / reading 90% proficiency, ranked #7 of 192 in CT (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Samuel Staples Elementary School (math 71% / reading 74%, grade A, #61 of 553 statewide, top 11%, 605 students, 7% FRL); Helen Keller Middle School (math 64% / reading 77%, grade A, #13 of 175 statewide, top 8%, 297 students, 10% FRL); Joel Barlow High School (math 57% / reading 82%, grade B, #18 of 194 statewide, top 10%, 768 students, 12% FRL).
• Market conditions: 35 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $480k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $528,064 (12.0% 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 1958 — 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 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: 0.88% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $1,000,042
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Sport Hill Rd	0.50mi	3/2.5	2,190 (-4%)	1mo	$792,000	$362	68
116 Far Horizons Dr	0.31mi	4/2.5 (+1)	2,108 (-8%)	0mo	$1,046,000	$496	66
9 Marsh Rd	0.68mi	3/2.0	2,272 (-0%)	13mo	$1,100,000	$484	57
147 Beers Rd	0.73mi	4/2.5 (+1)	2,266 (-0%)	11mo	$785,000	$346	49
15 Senior Dr	0.72mi	3/2.5	2,381 (+4%)	16mo	$930,000	$391	44
66 Morehouse Rd	0.51mi	3/2.5	2,617 (+15%)	7mo	$1,150,000	$439	44

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-104,706
• Equity at exit: $89,447

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-100,358
• Equity at exit: $51,868

Cash invested: $167,972 (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 06612

• Active inventory: 35
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $5,281 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$896 /mo · $10,754/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,109
• Net cashflow: $-120

Break-even live

Break-even rent $5,433

Max offer price $578,638

Occupancy floor 97%

Sensitivity live

Price	-10% $219	-5% $49	+0% $-120	+5% $-290	+10% $-460
Rent	-10% $-538	-5% $-329	+0% $-120	+5% $88	+10% $297
Rate	-1.0pp $182	-0.5pp $32	base $-120	+0.5pp $-276	+1.0pp $-434

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Sport Hill Pkwy Easton, CT	4.0	3.5	3319	$6,600	$1.99	21d	1	0.69mi
65 Gate Ridge Rd Easton, CT	3.0	2.5	1828	$5,600	$3.06	4d	1	1.10mi
46 Waller Rd Bridgeport, CT	3.0	2.0	1598	$3,800	$2.38	13d	1	1.39mi
63 Plum Tree Ln Trumbull, CT	3.0	2.0	2042	$4,000	$1.96	45d	1	1.44mi

Listing history 5 events

1. 2026-05-17
   status Under Contract
2. 2026-05-08
   listed $599,900 Active
3. 2014-11-26
   soldstatus $480,000 680-char remark

   Show marketing remark (680 chars)

   This well constructed 1958 ranch home on 1.24 acres is on a quiet street with easy access to the Merritt Parkway. Recent improvements include: NEW ROOF in 2013, new toilets, sinks & fixtures in both bathrooms, newly installed Berber carpet in family room (May 2014), & refinished hardwood floors throughout. Other features include: Central A/C with 2 zones, alarm system, extra deep attached 2 car garage, walk-out basement (spacious, clean & dry), 1st floor laundry, Sub Zero refridgerator, utility shed (with new roof), & blue stone fire place. Mature, professionally maintained landscaping adds to this home's charm. This lovely community has top rated schools.

4. 2014-11-26
   soldstatus $480,000

   Show marketing remark (680 chars)

   This well constructed 1958 ranch home on 1.24 acres is on a quiet street with easy access to the Merritt Parkway. Recent improvements include: NEW ROOF in 2013, new toilets, sinks & fixtures in both bathrooms, newly installed Berber carpet in family room (May 2014), & refinished hardwood floors throughout. Other features include: Central A/C with 2 zones, alarm system, extra deep attached 2 car garage, walk-out basement (spacious, clean & dry), 1st floor laundry, Sub Zero refridgerator, utility shed (with new roof), & blue stone fire place. Mature, professionally maintained landscaping adds to this home's charm. This lovely community has top rated schools.

5. 2014-06-03
   listed $495,000 680-char remark

   Show marketing remark (680 chars)

   This well constructed 1958 ranch home on 1.24 acres is on a quiet street with easy access to the Merritt Parkway. Recent improvements include: NEW ROOF in 2013, new toilets, sinks & fixtures in both bathrooms, newly installed Berber carpet in family room (May 2014), & refinished hardwood floors throughout. Other features include: Central A/C with 2 zones, alarm system, extra deep attached 2 car garage, walk-out basement (spacious, clean & dry), 1st floor laundry, Sub Zero refridgerator, utility shed (with new roof), & blue stone fire place. Mature, professionally maintained landscaping adds to this home's charm. This lovely community has top rated schools.

ⓘ 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: $10,754 · $896/mo
• Projected year-2 tax: $11,796 · $983/mo
• Expected delta: +$1,042/yr (+$87/mo · 9.7%)

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

Taxation est. · year 1

• Rental income: $63,368
• − Mortgage interest: −$33,604
• − Property taxes: −$10,754
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,069
• − Management: −$5,069
• − Depreciation: −$17,452
• Taxable loss: −$11,580
• Est. tax savings @ 24.0%: +$2,779
• After-tax cash flow: $1,335/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: Regional School District 09
• NCES district ID: 0903780
• Math proficiency: 75% ▲ 3.00%
• Reading proficiency: 90% ▲ 5.00%
• Median HH income: $120,713
• Composite: 77.14/100
• National rank: #169
• State rank: #7 of 192 in CT

Livability — Plattsville

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

Census & demographics

• Census place: Plattsville, CT
• Population (ZIP): 7,612

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Asian 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 4% Scotch-Irish 4% Iranian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 5% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Greater Bridgeport

• 2024 margin: Strong D (+23.3) · D 60.9% · R 37.6% · Other 1.5%
• All cycles: 2024: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -339.15%
• Current HPI: 195.9263
• 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

+21.2% since first listed

5 events — show timeline

• 2026-05-17 Pending — Smart MLS
• 2026-05-08 Listed $599,900 Smart MLS
• 2014-11-26 Sold (Public Records) $480,000 Public Records
• 2014-11-26 Sold (MLS) $480,000 Smart MLS
• 2014-06-03 Listed $495,000 Smart MLS

Property tax history

+1.8%/yr

Latest (2023): $10,754 · +1.8% YoY. Source: county tax records.