13 Christy Hill Rd · Gales Ferry, CT 06335

$369,990

4 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.52 ac lot Est $391k · 5% under

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Why this score? — see what drove the C 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 +21.6/30.0
• ARV discount +9.9/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

UPDATE: OPEN TOUR HAS BEEN CANCELLED, OFFER HAS BEEN ACCEPTED ||| Welcome to 13 Christy Hill Rd! This home offers the perfect blend of peace of mind and modern comfort. This beautifully renovated 4-bedroom, 1-bath home has already had all the major updates taken care of - including a newer roof, well pump, septic system, electric dog fence, and siding - making it truly move-in ready. All warranties transferable with sale! The home also features a partial basement offering plenty of storage space, along with an attached garage for added convenience. Nestled in the desirable Gales Ferry area, you'll enjoy a quiet neighborhood setting while staying conveniently close to major employers like El

Key facts

• Attached garage
• Newer roof
• Well pump

Tags

• NEWER ROOF
• WELL PUMP
• SEPTIC SYSTEM
• SIDING
• PARTIAL BASEMENT
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage; Paved surfaces with off-street parking; Two total parking spaces (one garage)
• Utilities: Private well; Septic (and public sewer in street); Oil fuel tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Lightly wooded, level lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Cooktop; Refrigerator; Dishwasher
• Bedrooms: Four bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Oil-fired heat; Thermopane windows (energy efficient)
• Interior features: Six total rooms; Partial, unfinished basement
• Laundry & utility: Washer; Dryer; 30-gallon oil hot water tank

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Cap rate 8.1% vs local median 5.1% in Gales Ferry — 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 78/100 on livability (#40 in CT, #2,751 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Ledyard School District (rural): math 34% / reading 49% proficiency, ranked #92 of 153 in CT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $200k; list at $370k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $369,990

Questions for the listing agent

1. Built in 1960 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.05% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $390,944
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Hillside Dr	0.31mi	3/2.0 (-1)	1,248 (-3%)	1mo	$425,000	$341	71
5 Christy Hill Rd	0.07mi	3/1.0 (-1)	1,118 (-13%)	16mo	$340,000	$304	57
9 West Dr	0.43mi	4/1.5	1,130 (-12%)	4mo	$409,900	$363	54
11 Ledgewood Dr	0.39mi	3/1.5 (-1)	1,450 (+13%)	10mo	$330,750	$228	45
28 Laurel Leaf Dr	0.34mi	3/2.0 (-1)	1,438 (+12%)	17mo	$280,000	$195	41
844 Long Cove Rd	0.28mi	3/2.0 (-1)	1,432 (+11%)	22mo	$398,000	$278	41

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-24,215
• Equity at exit: $55,167

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $25,035
• Equity at exit: $31,990

Cash invested: $103,597 (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 06335

• Home prices YoY: -22.0%
• Active inventory: 31
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$426 /mo · $5,112/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $561

Break-even live

Break-even rent $3,190

Max offer price $369,990

Occupancy floor 81%

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: $92,498
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Terry Rd Gales Ferry, CT	4.0	3.0	1818	$3,900	$2.15	13d	1	0.82mi

Listing history 10 events

1. 2026-05-24
   listed $369,990 Active
2. 2020-07-16
   soldstatus $200,000
3. 2019-11-15
   historical
4. 2019-11-14
   price $199,900
5. 2019-11-01
   price $209,900
6. 2019-10-03
   status Active
7. 2019-09-20
   historical Under Contract - Continue to Show
8. 2019-09-09
   listed $214,900 Active
9. 2016-11-07
   soldstatus $200,000
10. 1997-12-30
    soldstatus $96,000

ⓘ 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: $5,112 · $426/mo
• Projected year-2 tax: $6,515 · $543/mo
• Expected delta: +$1,403/yr (+$117/mo · 27.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,800
• − Mortgage interest: −$20,725
• − Property taxes: −$5,112
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$10,763
• Taxable income: $862
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $6,520/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: Ledyard School District
• NCES district ID: 0902160
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $84,854
• Composite: 39.02/100
• National rank: #4064
• State rank: #92 of 153 in CT

Livability — Gales Ferry

• Score: 78/100
• State rank: #40
• US rank: #2751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,100

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 8% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 7% Serbian 4%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.79%
• Current HPI: 240.7698
• 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

+285.4% since first listed

10 events — show timeline

• 2026-05-24 Listed $369,990 Smart MLS
• 2020-07-16 Sold (Public Records) $200,000 Public Records
• 2019-11-15 Listing Removed — Smart MLS
• 2019-11-14 Price Changed $199,900 Smart MLS
• 2019-11-01 Price Changed $209,900 Smart MLS
• 2019-10-03 Relisted — Smart MLS
• 2019-09-20 Contingent — Smart MLS
• 2019-09-09 Listed $214,900 Smart MLS
• 2016-11-07 Sold (Public Records) $200,000 Public Records
• 1997-12-30 Sold (Public Records) $96,000 Public Records

Property tax history

+2.2%/yr

Latest (2023): $5,112 · +2.2% YoY. Source: county tax records.