207 Redding Rd · Redding, CT 06896

$1,200,000

4 bd · 2.0 ba · 3,124 sqft · SingleFamily public records · 12 Days on market

Built 1921 0.48 ac lot Est $884k · 36% over

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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
• Schools +7.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very special 1920's 3/4 Bedroom Vintage Colonial. CHARM CHARM CHARM w/original fir floors throughout, heavy moldings, built-ins, french doors. Large Living Room w/fireplace, lovely SunRoom/Family Room with walls of 6 over 6 windows. Formal Dining Room w/raised panel wainscoting. Updated Kitchen w/white cabinets and marble countertops opens to expanded back terrace. Great light everywhere. Beautiful Master Bedroom w/stone fireplace. Versatile finished space on third floor. Private, level fenced-in yard in back with slate patio and barn with room for additional cars. SW Redding location - easy commute to RT 7, trains, shops. One hour NYC. LOW TAXES!

Key facts

• 0.48 acre lot
• 2 garage spots
• Built 1921

Property features AI

Exterior

• Parking: Attached and detached garage space (2 garages)
• Utilities: Private well water; Septic system; Electric service
• Home design: Single-family home
• Construction: Frame construction; Wood siding; Block foundation; Asphalt shingle roof
• Exterior features: Patio; Level lot

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Steam heating (oil-fired; oil tank in basement); Central air conditioning
• Interior features: 10 total rooms; Two fireplaces; Full unfinished basement; Finished walk-up attic
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $8k ($95k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.20M).

Location & tenants

• Location reads: area grade B — 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.
• Market conditions: 62 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 30y ago; this cycle's ask is 127% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $536k; list at $1.20M implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,200,000

Questions for the listing agent

1. Built in 1921 — 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: 1.67% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.57%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $884,092
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Parsons Ln	0.21mi	3/2.5 (-1)	2,909 (-7%)	11mo	$798,000	$274	62
45 Wayside Ln	0.47mi	4/2.5	2,958 (-5%)	8mo	$767,000	$259	61
28 Wayside Ln	0.63mi	4/3.0	3,020 (-3%)	12mo	$1,150,000	$381	52
76 Farview Farm Rd	0.70mi	4/2.5	3,270 (+5%)	8mo	$900,000	$275	51
18 Goodsell Hill Rd	0.33mi	3/3.0 (-1)	2,669 (-15%)	15mo	$1,094,000	$410	38
7 Farview Farm Rd	0.61mi	5/3.0 (+1)	3,522 (+13%)	22mo	$995,000	$283	23

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $311,457
• Equity at exit: $178,924

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $922,744
• 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 06896

• Active inventory: 62
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $20,000 medium
• Mortgage (P&I): −$6,293
• Tax from tax record: −$1,009 /mo · $12,106/yr
• Insurance: −$500
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,200
• Net cashflow: $7,943

Break-even live

Break-even rent $9,946

Max offer price $1,200,000

Occupancy floor 55%

Sensitivity live

Price	-10% $8,622	-5% $8,282	+0% $7,943	+5% $7,603	+10% $7,263
Rent	-10% $6,363	-5% $7,153	+0% $7,943	+5% $8,733	+10% $9,523
Rate	-1.0pp $8,547	-0.5pp $8,248	base $7,943	+0.5pp $7,632	+1.0pp $7,315

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
142 Seventy Acre Rd Redding, CT	4.0	4.5	3350	$20,000	$5.97	4d	1	0.83mi

Listing history 9 events

1. 2026-06-21
   days on market $1,200,000 Active 12 DOM
2. 2026-06-18
   days on market $1,200,000 Active 9 DOM
3. 2026-06-17
   days on market $1,200,000 Active 8 DOM
4. 2026-06-16
   days on market $1,200,000 Active 7 DOM
5. 2026-06-15
   days on market $1,200,000 Active 6 DOM
6. 2026-06-13
   days on market $1,200,000 Active 4 DOM
7. 2026-06-10
   status $1,200,000 Active 1 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $1,200,000 Coming Soon 1 DOM

ⓘ 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: $12,106 · $1,009/mo
• Projected year-2 tax: $18,893 · $1,574/mo
• Expected delta: +$6,787/yr (+$566/mo · 56.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $240,000
• − Mortgage interest: −$67,219
• − Property taxes: −$12,106
• − Insurance: −$6,666
• − Repairs & maintenance: −$19,200
• − Management: −$19,200
• − Depreciation: −$34,909
• Taxable income: $80,700
• Est. tax owed @ 24.0%: −$19,368
• After-tax cash flow: $75,944/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 — Redding

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

Census & demographics

• Population (ZIP): 8,719

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 5% Scotch-Irish 5% Romanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▼ -236.94%
• Current HPI: 163.4307
• 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

+394.8% since first listed

17 events — show timeline

• 2026-06-08 Coming Soon $1,200,000 Smart MLS
• 2017-06-28 Sold (Public Records) $535,600 Public Records
• 2017-06-26 Sold (MLS) $535,600 Smart MLS
• 2017-05-24 Listing Removed — Smart MLS
• 2016-10-03 Listed $529,000 Smart MLS
• 2004-12-28 Sold (Public Records) $599,000 Public Records
• 2004-12-28 Sold (MLS) $599,000 Smart MLS
• 2004-08-24 Listing Removed — Smart MLS
• 2004-08-24 Listed $625,000 Smart MLS
• 2004-04-26 Listed $669,000 Smart MLS
• 2000-06-01 Sold (Public Records) $389,900 Public Records
• 2000-05-31 Sold (MLS) $389,900 Smart MLS
• 2000-04-13 Listed $389,900 Smart MLS
• 1997-08-29 Sold (Public Records) $289,000 Public Records
• 1997-08-29 Sold (MLS) $289,000 Smart MLS
• 1996-05-16 Listed $289,000 Smart MLS
• 1992-07-29 Sold (Public Records) $242,500 Public Records

Property tax history

+2.8%/yr

Latest (2023): $12,106 · +3.2% YoY. Source: county tax records.