11 Hale St · Compo, CT 06880

$599,000

3 bd · 1.5 ba · 1,334 sqft · SingleFamily public records · 9 Days on market

Built 1974 10,018 sqft lot $449/sqft · 30% below area Est $1018k · 41% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +7.6/10.0
• Rent growth +3.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to life in Westport. Set on . 23 acres and ideally located less than 2 miles from the beach, just 1 mile to the train & I-95 and minutes to downtown, this property presents an opportunity to build new or completely reimagine. The existing structure is being sold strictly "As Is". An ideal offering for builders, investors or end users looking to customize to their own specifications. Buyers are encouraged to do their own due diligence. Estate property. Seller does not warranty any systems, appliances or utilities.

Key facts

• 0.23 acre lot
• 4 parking spots
• Built 1974

Property features AI

Exterior

• Parking: Paved driveway; Paved parking; 4 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home; Blue exterior
• Construction: Frame construction; Block foundation; Asphalt shingle roof; Shingle and wood siding
• Exterior features: Patio; Level lot; Beach rights

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot air heating; Oil-fired heat with above-ground fuel tank
• Interior features: 6 total rooms; Crawl space and partial basement; Attic with pull-down stairs
• Laundry & utility: Domestic hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $599k).

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Westport School District (suburban): math 74% / reading 82% proficiency, ranked #3 of 153 in CT (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Saugatuck Elementary School (math 69% / reading 80%, grade A, #44 of 553 statewide, top 10%, 434 students, 2% FRL); Staples High School (math 76% / reading 92%, grade A, #3 of 194 statewide, top 1%, 1,686 students, 2% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 196 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 41% of the median local income ($250k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $168k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 34y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $599,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.42% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.63%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $1,017,988
• List price: $599,000
• Delta: -41.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Inwood Ln	0.33mi	3/1.5	1,358 (+2%)	20mo	$950,000	$700	65
1 Drumlin Rd	0.28mi	3/2.0	1,445 (+8%)	18mo	$1,100,000	$761	56
23 Hale St	0.07mi	4/3.0 (+1)	1,509 (+13%)	11mo	$1,200,000	$795	55
16 Drumlin Rd	0.35mi	3/1.0	1,240 (-7%)	22mo	$875,000	$706	52
69 Grove Point Rd	0.73mi	2/1.5 (-1)	1,394 (+4%)	3mo	$1,225,000	$879	51
20 Vani Ct	0.61mi	4/2.0 (+1)	1,512 (+13%)	21mo	$930,000	$615	25

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 · 5.58% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.53×
• Total profit: $89,387
• Equity at exit: $89,313

10-year hold

• IRR: 23.8%
• Equity multiple: 3.31×
• Total profit: $387,208
• Equity at exit: $51,791

Cash invested: $167,720 (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 06880

• Rents YoY: 5.6%
• Active inventory: 196
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $8,515 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$453 /mo · $5,435/yr
• Insurance: −$250
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,788
• Net cashflow: $2,569

Break-even live

Break-even rent $5,263

Max offer price $599,000

Occupancy floor 65%

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 High St Westport, CT	3.0	2.5	1440	$6,350	$4.41	3d	1	0.10mi
18 Hales Rd Westport, CT	4.0	2.5	1542	$7,500	$4.86	43d	1	0.40mi
4 River View Rd Westport, CT	3.0	2.0	1258	$7,200	$5.72	43d	1	0.70mi
253 Riverside Ave Unit 101 Westport, CT	2.0	3.0	1300	$10,500	$8.08	23d	1	0.81mi
253 Riverside Ave Unit 202 Westport, CT	2.0	3.0	1200	$11,500	$9.58	23d	1	0.81mi
251 Riverside Ave Unit 251B Westport, CT	2.0	2.5	1560	$12,500	$8.01	23d	1	0.81mi
251 Riverside Ave Unit 251A Westport, CT	2.0	2.5	1420	$12,000	$8.45	23d	1	0.81mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,489	$8.04	43d	24	1.08mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,789	$8.30	2d	31	1.08mi
85 Post Rd W Unit 307 Westport, CT	3.0	2.0	1412	$8,597	$6.09	23d	1	1.08mi
85 Post Rd W Unit 214 Westport, CT	2.0	2.0	1385	$7,187	$5.19	3d	1	1.08mi
85 Post Rd W Unit 309 Westport, CT	2.0	2.0	1494	$8,889	$5.95	3d	1	1.08mi
85 Post Rd W Unit 510 Westport, CT	3.0	2.0	1432	$9,169	$6.40	23d	1	1.08mi
85 Post Rd W Unit 402 Westport, CT	2.0	2.0	1466	$9,089	$6.20	23d	1	1.08mi
85 Post Rd W Unit 507 Westport, CT	3.0	2.0	1412	$8,997	$6.37	23d	1	1.08mi
85 Post Rd W Unit 311 Westport, CT	2.0	2.0	1255	$6,997	$5.58	23d	1	1.08mi
85 Post Rd W Unit 502 Westport, CT	3.0	2.0	1466	$9,189	$6.27	3d	1	1.08mi
85 Post Rd W Unit 401 Westport, CT	3.0	2.0	1604	$9,789	$6.10	23d	1	1.08mi
85 Post Rd W Unit 512 Westport, CT	3.0	2.0	1311	$9,037	$6.89	23d	1	1.08mi
85 Post Rd W Unit 514 Westport, CT	2.0	2.0	1343	$8,897	$6.62	23d	1	1.08mi
85 Post Rd W Unit 302 Westport, CT	2.0	2.0	1466	$8,789	$6.00	14d	1	1.08mi
85 Post Rd W Unit 208 Westport, CT	3.0	2.0	1515	$8,889	$5.87	3d	1	1.08mi
85 Post Rd W Unit 202 Westport, CT	2.0	2.0	1466	$7,389	$5.04	3d	1	1.08mi
85 Post Rd W Unit 301 Westport, CT	3.0	2.0	1604	$9,489	$5.92	23d	1	1.08mi
85 Post Rd W Unit 509 Westport, CT	3.0	2.0	1446	$9,289	$6.42	23d	1	1.08mi
85 Post Rd W Unit 314 Westport, CT	3.0	2.0	1311	$8,337	$6.36	23d	1	1.08mi
85 Post Rd W Unit 408 Westport, CT	3.0	2.0	1515	$9,789	$6.46	3d	1	1.08mi
85 Post Rd W Unit 102 Westport, CT	2.0	2.0	1449	$7,289	$5.03	3d	1	1.08mi
28 Treadwell Ave Westport, CT	3.0	3.0	1651	$6,950	$4.21	3d	1	1.10mi
14 Cross St Unit D Westport, CT	2.0	2.0	1165	$5,250	$4.51	21d	1	1.10mi
20 Cross St #5 Westport, CT	2.0	2.0	1182	$4,750	$4.02	43d	1	1.10mi
30 Crescent Park Rd Westport, CT	2.0	2.0	960	$3,600	$3.75	23d	1	1.21mi
31 Hillandale Rd Westport, CT	3.0	1.5	1363	$5,000	$3.67	21d	1	1.26mi
55 Kings Hwy N Westport, CT	3.0	2.0	1719	$10,000	$5.82	43d	1	1.27mi
19 Whitney St Westport, CT	2.0	2.0	1400	$4,000	$2.86	14d	1	1.29mi
87 Myrtle Ave Westport, CT	2.0	1.5	1604	$16,500	$10.29	3d	1	1.34mi
33 Strathmore Ln #33 Westport, CT	2.0	2.5	1440	$4,100	$2.85	13d	1	1.37mi
201 Main St Unit 201 Westport, CT	2.0	1.5	935	$4,700	$5.03	21d	1	1.40mi
61 Hillandale Rd Westport, CT	3.0	1.5	1724	$7,500	$4.35	13d	1	1.46mi

Listing history 7 events

1. 2026-05-15
   status Under Contract 550-char remark
2. 2026-05-07
   listed $599,000 Active 550-char remark
3. 2026-05-04
   historical $599,000 550-char remark
4. 1993-01-22
   soldstatus $195,000
5. 1993-01-22
   soldstatus $196,000
6. 1992-11-30
   listed $214,900
7. 1989-10-02
   soldstatus $207,000

ⓘ 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: $5,435 · $453/mo
• Projected year-2 tax: $9,127 · $761/mo
• Expected delta: +$3,692/yr (+$308/mo · 67.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $102,178
• − Mortgage interest: −$33,553
• − Property taxes: −$5,435
• − Insurance: −$6,760
• − Repairs & maintenance: −$8,174
• − Management: −$8,174
• − Depreciation: −$17,425
• Taxable income: $22,656
• Est. tax owed @ 24.0%: −$5,437
• After-tax cash flow: $25,394/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: Westport School District
• NCES district ID: 0905040
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 82% ▼ -3.00%
• Median HH income: $156,579
• Composite: 76.16/100
• National rank: #114
• State rank: #3 of 153 in CT

Livability — Compo

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

Census & demographics

• Census place: Compo, CT
• County: Fairfield County · 765,532 people
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 27,583
• Household income: $250,001
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 225.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 9% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 5% French/Haitian/Cajun 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: ▼ -608.79%
• Current HPI: 200.5498
• Rent YoY: ▲ 5.58%
• 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

+243.0% since first listed

8 events — show timeline

• 2026-06-04 Sold (MLS) $710,000 Smart MLS
• 2026-05-15 Pending — Smart MLS
• 2026-05-07 Listed $599,000 Smart MLS
• 2026-05-04 Coming Soon $599,000 Smart MLS
• 1993-01-22 Sold (Public Records) $196,000 Public Records
• 1993-01-22 Sold (MLS) $195,000 Smart MLS
• 1992-11-30 Listed $214,900 Smart MLS
• 1989-10-02 Sold (Public Records) $207,000 Public Records

Property tax history

+1.8%/yr

Latest (2023): $5,435 · +1.6% YoY. Source: county tax records.