29 Elizabeth St · Gaylordsville, CT 06757

$339,900

2 bd · 1.0 ba · 862 sqft · SingleFamily public records · 6 Days on market

Built 1940 0.36 ac lot Est $416k · 18% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +5.2/10.0
• Schools +4.2/10.0
• DSCR +3.4/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Picture-perfect and full of character, this adorable 2-bedroom, 1-bath Cape is ideally located in the heart of downtown Kent! Set on a level . 36-acre corner lot, this 1940 home is brimming with timeless charm and curb appeal. Step outside to a generously sized back deck, perfect for morning coffee, weekend entertaining, or quiet evenings overlooking the level yard. Inside, the home features a cozy, inviting layout full of warmth and personality, while the full unfinished basement provides ample storage. Recent improvements include a 1-year-old roof for peace of mind. Additional highlights include oil heat, public sewer and water, and a prime location close to shops, dining, and everything

Key facts

• 0.36 acre lot
• Built 1940
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (25.2% below list).
• Recommended offer: $254k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 D — 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.
• 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 $4k of equity ($2k loan paydown + $1k appreciation (0.4% local appreciation)).
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $135k; list at $340k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $254,354 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $416,346
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Elizabeth St	0.00mi	2/1.0	862 (0%)	1mo	$416,000	$483	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.89×
• Total profit: $-10,408
• Equity at exit: $105,364

10-year hold

• IRR: 3.1%
• Equity multiple: 1.35×
• Total profit: $33,765
• Equity at exit: $132,104

Cash invested: $95,172 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,544 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-104

Break-even live

Break-even rent $2,675

Max offer price $321,522

Occupancy floor 99%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-28
   status Under Contract
2. 2026-04-23
   listed $339,900 Active
3. 2026-04-20
   historical $339,900
4. 2016-09-15
   soldstatus $135,000

ⓘ 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: $2,272 · $189/mo
• Projected year-2 tax: $4,773 · $398/mo
• Expected delta: +$2,501/yr (+$208/mo · 110.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $30,522
• − Mortgage interest: −$19,040
• − Property taxes: −$2,272
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − Depreciation: −$9,888
• Taxable loss: −$7,260
• Est. tax savings @ 24.0%: +$1,742
• After-tax cash flow: $494/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

+151.8% since first listed

4 events — show timeline

• 2026-04-28 Pending — Smart MLS
• 2026-04-23 Listed $339,900 Smart MLS
• 2026-04-20 Coming Soon $339,900 Smart MLS
• 2016-09-15 Sold (Public Records) $135,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $2,272 · +1.0% YoY. Source: county tax records.