6-A Birch Hill Ln · Gaylordsville, CT 06757

$275,000

4 bd · 1.5 ba · 1,792 sqft · SingleFamily public records · 21 Days on market

Built 1935 9,147 sqft lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 6A Birch Hill Lane in Kent, a rare opportunity to own a home with direct frontage on the scenic Housatonic River. If you have been dreaming about peaceful views, the sound of the water, and a setting that truly feels like an escape, this is it. This 4 bedroom, 1.5 bathroom home offers 1,792 square feet of living space with a layout that is both practical and full of potential. The main level features a living room, dining room, kitchen, and a convenient half bathroom, creating a comfortable flow for everyday living. Upstairs you will find four bedrooms and a full bathroom, giving you flexibility for family, guests, or even a home office setup. Located in the charming town of Kent

Key facts

• Litchfield county
• Restaurants
• Hiking trails

Tags

• LOCAL SHOPS
• RESTAURANTS
• HIKING TRAILS
• LITCHFIELD COUNTY

Property features AI

Exterior

• Utilities: Private well water; Septic sewage system; Oil fuel tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Direct river frontage with water view; Vinyl siding; Shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (oil-fired); 40-gallon hot water tank
• Interior features: Full basement; Attic with access via hatch; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 2.8% in Gaylordsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 01 (rural): math 30% / reading 60% proficiency, ranked #147 of 192 in CT (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kent Center School (math 62% / reading 77%, grade A-, #78 of 553 statewide, top 17%, 194 students, 25% FRL); Housatonic Valley Regional High School (math 22% / reading 57%, grade F, #107 of 194 statewide, top 56%, 319 students, 33% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 26 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.4% local appreciation)).
• At projected returns (0.4% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $75k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $275k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.77×
• Total profit: $59,369
• Equity at exit: $85,246

10-year hold

• IRR: 19.7%
• Equity multiple: 3.26×
• Total profit: $173,766
• Equity at exit: $106,881

Cash invested: $77,000 (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 06757

• Home prices YoY: 0.1%
• Active inventory: 26
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,457 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$194 /mo · $2,334/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $979

Break-even live

Break-even rent $2,217

Max offer price $275,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,135	-5% $1,057	+0% $979	+5% $902	+10% $824
Rent	-10% $706	-5% $843	+0% $979	+5% $1,116	+10% $1,253
Rate	-1.0pp $1,118	-0.5pp $1,049	base $979	+0.5pp $908	+1.0pp $836

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-29
   status Under Contract
2. 2026-04-17
   status Active
3. 2026-04-17
   price $275,000
4. 2026-04-16
   status Active
5. 2026-04-16
   price $275,000
6. 2026-04-10
   historical
7. 2026-04-10
   historical
8. 2026-04-10
   price $350,000
9. 2026-03-31
   listed $350,000 Active
10. 1997-10-17
    soldstatus $125,000

ⓘ 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: $2,334 · $194/mo
• Projected year-2 tax: $4,110 · $342/mo
• Expected delta: +$1,776/yr (+$148/mo · 76.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 47% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,478
• − Mortgage interest: −$15,404
• − Property taxes: −$2,334
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,318
• − Management: −$3,318
• − Depreciation: −$8,000
• Taxable income: $7,729
• Est. tax owed @ 24.0%: −$1,855
• After-tax cash flow: $9,899/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 01
• NCES district ID: 0903600
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $66,599
• Composite: 42.38/100
• National rank: #6926
• State rank: #147 of 192 in CT

Livability — Gaylordsville

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

Census & demographics

• City population: 975
• Population (ZIP): 1,987

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 5% Lithuanian 4% Iranian 4%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 91% English-only · Other Indo-European 4% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.39%
• Current HPI: 299.2094
• 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

+120.0% since first listed

10 events — show timeline

• 2026-04-29 Pending — Smart MLS
• 2026-04-17 Relisted — Smart MLS
• 2026-04-17 Price Changed $275,000 Smart MLS
• 2026-04-16 Relisted — Smart MLS
• 2026-04-16 Price Changed $275,000 Smart MLS
• 2026-04-10 Price Changed $350,000 Smart MLS
• 2026-04-10 Listing Removed — Smart MLS
• 2026-04-10 Listing Removed — Smart MLS
• 2026-03-31 Listed $350,000 Smart MLS
• 1997-10-17 Sold (Public Records) $125,000 Public Records

Property tax history

+1.9%/yr

Latest (2023): $2,334 · +1.0% YoY. Source: county tax records.