12 Juniper Meadow Rd #12 · New Preston, CT 06794

$799,000

2 bd · 2.5 ba · 3,335 sqft · Condo · 70 Days on market

Built 1986 Good condition $801/mo HOA · 2% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Appreciation +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Turnkey living in the highly sought-after Bee Brook Crossing. Surrounded by 20 thoughtfully designed residences, this beautifully maintained unit offers a move-in-ready opportunity in one of the area's most desirable communities. One of the larger layouts in the complex, this unit spans 3 levels and provides exceptional flexibility, featuring a primary suite on the main level, along with a private guest bedroom and dedicated work-from-home space. The upper level also includes a loft, ideal for a den, TV room, or sitting area. The updated kitchen features island seating and a breakfast nook. The living room is bright and open, with a cathedral ceiling and fireplace. Outdoor living is enhanced by a large deck off the main living area, deck access from the main-level primary bedroom, and a private balcony off the second-floor bedroom. The finished lower level adds over 1,000 square feet; perfect for a gym, media room, studio, or guest accommodations, along with abundant closet space and storage. Additional features include an attached one-car garage. An ideal option for those looking to downsize while still enjoying the feel of a single-family home. Nature lovers will appreciate immediate access to hiking just across the street at Steep Rock's Hidden Valley Preserve. Ideally located minutes from the charming centers of Washington Depot and New Preston, known for boutique shopping, dining, and quintessential Litchfield County appeal. Sale subject to August occupancy date.

Key facts

• Primary suite
• Work from home space
• Move in ready

Tags

• TURNKEY LIVING
• MOVE IN READY
• PRIMARY SUITE
• PRIVATE GUEST BEDROOM
• WORK FROM HOME SPACE
• UPPER LEVEL LOFT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $799k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $21k ($255k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $799k).
• Recommended offer: $751k (6.0% below list) — sets the bar for market timing.
• Cap rate 38.2% vs local median 4.0% in New Preston — 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 69/100 on livability (#105 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Regional School District 12 (rural): math 64% / reading 77% proficiency, ranked #20 of 153 in CT (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($6k loan paydown + $1k appreciation (0.2% local appreciation)).
• At projected returns (0.2% appreciation + 3.0% rent growth), your $224k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($751k) is reasonable based on typical stale-listing flexibility.

Recommended offer $751,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.37% ✓
• Cap rate: 38.21%
• Cash-on-cash: 113.97%
• DSCR: 6.07
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.98×
• Total profit: $1,337,355
• Equity at exit: $238,808

10-year hold

• IRR: —
• Equity multiple: 14.51×
• Total profit: $3,023,390
• Equity at exit: $292,544

Cash invested: $223,720 (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 06794

• Home prices YoY: 0.1%
• Active inventory: 15
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $34,900 medium
• Mortgage (P&I): −$4,190
• Tax est. 1.5%: −$999 /mo · $11,985/yr
• Insurance: −$333
• HOA: −$801
• Vacancy / Maint / Mgmt: −$7,329
• Net cashflow: $21,248

Break-even live

Break-even rent $8,003

Max offer price $799,000

Occupancy floor 34%

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Calhoun St Washington Depot, CT	3.0	3.5	4166	$34,900	$8.38	43d	1	0.87mi

HOA detail condo

• Monthly dues: $801 · $9,612/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-19
   days on market $799,000 Active 70 DOM
2. 2026-06-18
   days on market $799,000 Active 69 DOM
3. 2026-06-17
   days on market $799,000 Active 68 DOM
4. 2026-06-16
   days on market $799,000 Active 67 DOM
5. 2026-06-15
   days on market $799,000 Active 66 DOM
6. 2026-06-14
   days on market $799,000 Active 64 DOM
7. 2026-06-13
   days on market $799,000 Active 63 DOM
8. 2026-06-10
   days on market $799,000 Active 61 DOM
9. 2026-06-09
   days on market $799,000 Active 60 DOM
10. 2026-06-08
    days on market $799,000 Active 59 DOM
11. 2026-06-07
    days on market $799,000 Active 58 DOM
12. 2026-06-05
    days on market $799,000 Active 55 DOM
13. 2026-06-03
    days on market $799,000 Active 54 DOM
14. 2026-06-02
    days on market $799,000 Active 53 DOM
15. 2026-06-01
    days on market $799,000 Active 52 DOM
16. 2026-05-31
    days on market $799,000 Active 51 DOM
17. 2026-05-30
    days on market $799,000 Active 50 DOM
18. 2026-04-10
    listed $799,000 Active 1492-char remark

    Show marketing remark (1492 chars)

    Turnkey living in the highly sought-after Bee Brook Crossing. Surrounded by 20 thoughtfully designed residences, this beautifully maintained unit offers a move-in-ready opportunity in one of the area's most desirable communities. One of the larger layouts in the complex, this unit spans 3 levels and provides exceptional flexibility, featuring a primary suite on the main level, along with a private guest bedroom and dedicated work-from-home space. The upper level also includes a loft, ideal for a den, TV room, or sitting area. The updated kitchen features island seating and a breakfast nook. The living room is bright and open, with a cathedral ceiling and fireplace. Outdoor living is enhanced by a large deck off the main living area, deck access from the main-level primary bedroom, and a private balcony off the second-floor bedroom. The finished lower level adds over 1,000 square feet; perfect for a gym, media room, studio, or guest accommodations, along with abundant closet space and storage. Additional features include an attached one-car garage. An ideal option for those looking to downsize while still enjoying the feel of a single-family home. Nature lovers will appreciate immediate access to hiking just across the street at Steep Rock's Hidden Valley Preserve. Ideally located minutes from the charming centers of Washington Depot and New Preston, known for boutique shopping, dining, and quintessential Litchfield County appeal. Sale subject to August occupancy date.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $418,800
• − Mortgage interest: −$44,756
• − Property taxes: −$11,985
• − Insurance: −$3,995
• − Repairs & maintenance: −$33,504
• − Management: −$33,504
• − HOA: −$9,612
• − Depreciation: −$23,244
• Taxable income: $258,200
• Est. tax owed @ 24.0%: −$61,968
• After-tax cash flow: $193,011/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready condo in Bee Brook Crossing offers a spacious and well-maintained living environment with updates that can further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Freshens look and improves energy efficiency
• Both Update flooring in bathrooms — Improves aesthetics and value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Freshens look and improves energy efficiency ↑
• Both Update flooring in bathrooms — Improves aesthetics and value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Regional School District 12
• NCES district ID: 0903530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $86,065
• Composite: 63.18/100
• National rank: #638
• State rank: #20 of 153 in CT

Livability — New Preston

• Score: 69/100
• State rank: #105
• US rank: #9031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,802
• Population (ZIP): 953

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 23% Two or more races 14%
• Hispanic origin (detail): Dominican 10%
• Common ancestry: Lithuanian 7% Romanian 6% Iranian 3%
• Foreign-born: 20% · Canada
• Languages at home: 69% English-only · Spanish 26% French/Haitian/Cajun 2% German/W. Germanic 2%

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: ▲ 0.17%
• Current HPI: 215.191
• 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

1 event — show timeline

• 2026-04-10 Listed $799,000 Smart MLS