3 Hedgerow Cmn · Weston, CT 06883

$2,000,000

6 bd · 4.5 ba · 4,662 sqft · SingleFamily public records · 14 Days on market

Built 1976 2.00 ac lot $429/sqft · 9% above area Est $2184k · 8% 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).

• Cash flow +14.4/30.0
• ARV discount +11.3/15.0
• Schools +7.5/10.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * THANK YOU FOR YOUR INTEREST, SELLER REQUESTS HIGHEST/BEST OFFERS BY 4PM MONDAY 5/11/26 * * Set on picture-perfect, park-like property near the end of one of Lower Weston's most treasured cul-de-sacs, this expanded & beautifully remodeled Colonial offers every feature for a gracious, comfortable lifestyle, within walking distance of the school campus, library, town center, & minutes to the Merritt Parkway and Westport's vibrant shopping & dining. A circular drive, specimen landscaping and architectural details create exceptional curb appeal. The large foyer opens to a front-to-back LR w/ the first of five fireplaces and French doors framing serene views. The stunning

Key facts

• 2 acre lot
• 2 garage spots
• Built 1976

Property features AI

Exterior

• Parking: Attached garage; Two-car garage
• Utilities: Private well water; Septic sewage system; Domestic hot water (oil)
• Home design: Single family home; Cream-colored exterior
• Construction: Frame construction; Asphalt shingle roof; Concrete foundation
• Exterior features: Porch; Deck; Gutters; Exterior lighting; Stone wall; French doors; Level lot on a cul-de-sac; Professionally landscaped; Beach rights

Interior

• Kitchen: Gas cooktop; Wall oven; Microwave; Refrigerator; Freezer; Sub-Zero refrigerator; Icemaker; Dishwasher
• Bedrooms: Six bedrooms
• Bathrooms: Four full bathrooms; One half bathroom
• Heating & cooling: Central air with zoned cooling; Hot water heat (zoned) fueled by oil; Oil tank located in basement; Thermopane windows for energy efficiency
• Interior features: Auto garage door opener; Cable available; Security system; Possible in-law apartment with over-garage access; Five fireplaces; Has attic with storage space and pull-down stairs; Basement is full, partially finished, heated, provides storage, interior and garage access, and includes livable space
• Laundry & utility: Washer and dryer included; Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 6-bed/4.5-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.78M (11.0% below list).
• Recommended offer: $1.78M (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.1% in Weston — 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.
• Weston School District (suburban): math 68% / reading 77% proficiency, ranked #4 of 153 in CT (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 1% free/reduced lunch — higher-income household profile.
• Zoned schools: Hurlbutt Elementary School (473 students, 1% FRL); Weston High School (math 82% / reading 87%, grade A, #1 of 194 statewide, top 1%, 722 students, 1% FRL) — zoned schools at 1% FRL track the district average.
• Zoned-school proficiency averages 84% at this address vs 72% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Weston School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 73 active listings in the ZIP; 2 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 $14k of loan paydown is wiped out by about $60k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $999k; list at $2.00M implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,780,266 (11.0% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $2,183,884
• List price: $2,000,000
• Delta: -8.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Hedgerow Cmn	0.14mi	5/4.5 (-1)	4,738 (+2%)	12mo	$2,000,000	$422	76
83 Kettle Creek Rd	0.66mi	5/4.5 (-1)	4,447 (-5%)	12mo	$2,150,000	$483	47
4 Deer Path Rd	0.38mi	5/3.5 (-1)	4,106 (-12%)	23mo	$2,000,000	$487	34
97 Kettle Creek Rd	0.52mi	5/4.5 (-1)	5,156 (+11%)	24mo	$2,200,000	$427	33

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-297,278
• Equity at exit: $298,207

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-223,900
• Equity at exit: $172,923

Cash invested: $560,000 (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 06883

• Active inventory: 73
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $17,803 medium
• Mortgage (P&I): −$10,488
• Tax from tax record: −$2,324 /mo · $27,890/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,739
• Net cashflow: $418

Break-even live

Break-even rent $17,273

Max offer price $2,000,000

Occupancy floor 93%

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: $500,000
• Closing costs: $60,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Joanne Ln Weston, CT	5.0	4.5	3263	$8,500	$2.60	43d	1	0.53mi
37 Beaverbrook Rd Weston, CT	5.0	4.5	6734	$35,000	$5.20	43d	1	0.97mi

Listing history 5 events

1. 2026-05-14
   historical Under Contract - Continue to Show 1530-char remark
2. 2026-05-07
   listed $2,000,000 Active 1530-char remark
3. 2026-05-06
   historical $2,000,000 1530-char remark
4. 2001-08-01
   soldstatus $999,250
5. 1991-08-01
   soldstatus $522,000

ⓘ 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: $27,890 · $2,324/mo
• Projected year-2 tax: $35,345 · $2,945/mo
• Expected delta: +$7,455/yr (+$621/mo · 26.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $213,632
• − Mortgage interest: −$112,031
• − Property taxes: −$27,890
• − Insurance: −$10,000
• − Repairs & maintenance: −$17,091
• − Management: −$17,091
• − Depreciation: −$58,182
• Taxable loss: −$28,652
• Est. tax savings @ 24.0%: +$6,877
• After-tax cash flow: $11,897/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: Weston School District
• NCES district ID: 0905010
• Math proficiency: 68% ▼ -6.00%
• Reading proficiency: 77% ▼ -1.00%
• Median HH income: $194,414
• Composite: 75.21/100
• National rank: #137
• State rank: #4 of 153 in CT

Livability — Weston

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

Census & demographics

• Census place: Weston, CT
• Population (ZIP): 10,335

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 1% Salvadoran 2%
• Common ancestry: Romanian 7% Scotch-Irish 5% Italian 5%
• Foreign-born: 16% · Canada, China, Dominican Republic
• Languages at home: 83% English-only · Spanish 5% Chinese 3% Other Indo-European 3%

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: ▼ -316.44%
• Current HPI: 208.835
• 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

+283.1% since first listed

6 events — show timeline

• 2026-05-21 Pending — Smart MLS
• 2026-05-14 Contingent — Smart MLS
• 2026-05-07 Listed $2,000,000 Smart MLS
• 2026-05-06 Coming Soon $2,000,000 Smart MLS
• 2001-08-01 Sold (Public Records) $999,250 Public Records
• 1991-08-01 Sold (Public Records) $522,000 Public Records

Property tax history

+1.7%/yr

Latest (2023): $27,890 · +0.3% YoY. Source: county tax records.