1 Canaan Cir · Ridgefield, CT 10590

$1,389,750

4 bd · 4.5 ba · 4,076 sqft · SingleFamily · 3 Days on market

Built 1989 2.32 ac lot Est $1761k · 21% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• Schools +7.5/10.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MODERN COLONIAL - Clean lines, crisp white walls, gleaming hardwood floors enhance interior spaces. High ceilings and beautifully scaled rooms. Walls of windows usher in light and a peaceful woodland view. Easy open floorplan perfect for today’s lifestyle. Dramatic Two-Story Entrance Hall. Sun-filled Living Room with fireplace. Doors out to huge two-level Screened Porch. Open Dining Room also with doors to porch. Kitchen with center island opening to Family Room with Fireplace. Doors to deck with hot tub. First Floor Guest/Bedroom Suite. Private Primary Suite with skylit Bath. Two additional Bedrooms. Lower Level with Recreation Room and Full Bath. Over two acres along quiet country road in desirable neighborhood of country homes. Easy access to Wilton, New Canaan, trains and the Merritt Parkway. Katonah-Lewisboro Schools. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

Key facts

• 2.32 acre lot
• 2 garage spots
• Built 1989

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $1.39M.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.39M).
• Cap rate 8.3% vs local median 2.5% in Ridgefield — 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 (#38 in CT, #2,615 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A-; Watch: amenities F, cost of living F.
• Katonah-Lewisboro Union Free School District (suburban): math 75% / reading 82% proficiency, ranked #32 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Meadow Pond Elementary School (math 77% / reading 87%, grade A+, #138 of 2,108 statewide, top 8%, 342 students, 8% FRL); John Jay Middle School (math 58% / reading 79%, grade A, #94 of 729 statewide, top 13%, 662 students, 7% FRL); John Jay High School (math 98% / reading 82%, grade A+, #238 of 1,100 statewide, top 23%, 917 students, 9% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 1 comparable units currently listed for rent nearby; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $42k of value loss. Plan a longer hold.
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 16y 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 $903k; list at $1.39M implies a 54% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,389,750

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $1,760,832
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Linden Tree Rd	0.42mi	4/3.5	4,102 (+1%)	7mo	$1,370,000	$334	70
78 Carriage Rd	0.53mi	5/2.5 (+1)	4,085 (+0%)	8mo	$1,340,000	$328	55
178 Linden Tree Rd	0.44mi	5/3.5 (+1)	3,615 (-11%)	3mo	$1,560,000	$432	49
127 Danforth Dr	0.24mi	4/2.5	3,501 (-14%)	11mo	$2,000,000	$571	48
32 Wildwood Dr	0.67mi	4/2.5	3,591 (-12%)	14mo	$1,675,000	$466	29

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-80,391
• Equity at exit: $207,216

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $117,047
• Equity at exit: $120,160

Cash invested: $389,130 (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 10590

• Home prices YoY: -30.8%
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $15,000 medium
• Mortgage (P&I): −$7,288
• Tax from tax record: −$1,713 /mo · $20,552/yr
• Insurance: −$579
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,150
• Net cashflow: $2,270

Break-even live

Break-even rent $12,126

Max offer price $1,389,750

Occupancy floor 80%

Sensitivity live

Price	-10% $3,057	-5% $2,664	+0% $2,270	+5% $1,877	+10% $1,484
Rent	-10% $1,085	-5% $1,678	+0% $2,270	+5% $2,863	+10% $3,455
Rate	-1.0pp $2,970	-0.5pp $2,624	base $2,270	+0.5pp $1,910	+1.0pp $1,544

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: $347,438
• Closing costs: $41,692
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Lantern Ridge Rd New Canaan, CT	5.0	3.5	3275	$15,000	$4.58	20d	1	0.56mi

Listing history 50 events

1. 2026-02-18
   status Pending
2. 2026-02-08
   listed $1,389,750 Active
3. 2026-01-31
   historical $1,389,750
4. 2026-01-15
   historical
5. 2025-10-21
   status Active
6. 2025-10-19
   historical
7. 2025-10-19
   historical $8,500
8. 2025-10-18
   status Active
9. 2025-10-16
   historical
10. 2025-10-15
    status Active
11. 2025-10-06
    historical
12. 2025-09-27
    listed $8,500
13. 2025-09-23
    price $1,365,000
14. 2025-06-17
    price $1,461,000
15. 2025-05-16
    listed $1,481,000 Active
16. 2025-05-07
    historical
17. 2021-06-23
    soldstatus $903,000
18. 2021-06-18
    soldstatus $903,000 Closed 925-char remark

    Show marketing remark (925 chars)

    MODERN COLONIAL - Clean lines, crisp white walls, gleaming hardwood floors enhance interior spaces. High ceilings and beautifully scaled rooms. Walls of windows usher in light and a peaceful woodland view. Easy open floorplan perfect for today’s lifestyle. Dramatic Two-Story Entrance Hall. Sun-filled Living Room with fireplace. Doors out to huge two-level Screened Porch. Open Dining Room also with doors to porch. Kitchen with center island opening to Family Room with Fireplace. Doors to deck with hot tub. First Floor Guest/Bedroom Suite. Private Primary Suite with skylit Bath. Two additional Bedrooms. Lower Level with Recreation Room and Full Bath. Over two acres along quiet country road in desirable neighborhood of country homes. Easy access to Wilton, New Canaan, trains and the Merritt Parkway. Katonah-Lewisboro Schools. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

19. 2021-03-26
    status Pending 925-char remark

    Show marketing remark (925 chars)

    MODERN COLONIAL - Clean lines, crisp white walls, gleaming hardwood floors enhance interior spaces. High ceilings and beautifully scaled rooms. Walls of windows usher in light and a peaceful woodland view. Easy open floorplan perfect for today’s lifestyle. Dramatic Two-Story Entrance Hall. Sun-filled Living Room with fireplace. Doors out to huge two-level Screened Porch. Open Dining Room also with doors to porch. Kitchen with center island opening to Family Room with Fireplace. Doors to deck with hot tub. First Floor Guest/Bedroom Suite. Private Primary Suite with skylit Bath. Two additional Bedrooms. Lower Level with Recreation Room and Full Bath. Over two acres along quiet country road in desirable neighborhood of country homes. Easy access to Wilton, New Canaan, trains and the Merritt Parkway. Katonah-Lewisboro Schools. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

20. 2021-03-12
    listed $895,000 Active 925-char remark

    Show marketing remark (925 chars)

    MODERN COLONIAL - Clean lines, crisp white walls, gleaming hardwood floors enhance interior spaces. High ceilings and beautifully scaled rooms. Walls of windows usher in light and a peaceful woodland view. Easy open floorplan perfect for today’s lifestyle. Dramatic Two-Story Entrance Hall. Sun-filled Living Room with fireplace. Doors out to huge two-level Screened Porch. Open Dining Room also with doors to porch. Kitchen with center island opening to Family Room with Fireplace. Doors to deck with hot tub. First Floor Guest/Bedroom Suite. Private Primary Suite with skylit Bath. Two additional Bedrooms. Lower Level with Recreation Room and Full Bath. Over two acres along quiet country road in desirable neighborhood of country homes. Easy access to Wilton, New Canaan, trains and the Merritt Parkway. Katonah-Lewisboro Schools. Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Attached,

21. 2020-02-13
    historical
22. 2019-11-26
    price $879,000
23. 2019-09-17
    price $899,000
24. 2019-08-13
    listed $975,000 Active
25. 2017-06-30
    soldstatus $600,000
26. 2017-06-07
    soldstatus $600,000 Sold
27. 2017-05-17
    historical Pending
28. 2017-04-23
    price $699,900
29. 2017-03-01
    listed $739,900 Active
30. 2015-06-01
    historical Withdrawn
31. 2015-06-01
    historical
32. 2015-04-23
    listed Active
33. 2015-04-23
    listed $832,000
34. 2013-05-30
    historical
35. 2013-04-18
    historical
36. 2013-02-05
    listed Active
37. 2013-02-05
    listed $859,000
38. 2013-02-04
    historical
39. 2012-11-29
    historical
40. 2012-08-30
    price
41. 2012-07-14
    price
42. 2012-07-02
    price
43. 2012-06-03
    price
44. 2012-05-21
    price
45. 2012-05-01
    listed Active
46. 2012-05-01
    listed $880,000
47. 2011-08-11
    historical
48. 2011-07-05
    price
49. 2011-05-03
    listed Active
50. 2010-10-22
    historical

ⓘ 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: $20,552 · $1,713/mo
• Projected year-2 tax: $25,146 · $2,096/mo
• Expected delta: +$4,595/yr (+$383/mo · 22.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 16 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: $180,000
• − Mortgage interest: −$77,848
• − Property taxes: −$20,552
• − Insurance: −$6,949
• − Repairs & maintenance: −$14,400
• − Management: −$14,400
• − Depreciation: −$40,429
• Taxable income: $5,423
• Est. tax owed @ 24.0%: −$1,302
• After-tax cash flow: $25,942/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: Katonah-Lewisboro Union Free School District
• NCES district ID: 3616080
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $140,994
• Composite: 75.09/100
• National rank: #142
• State rank: #32 of 590 in NY

Livability — Ridgefield

• Score: 78/100
• State rank: #38
• US rank: #2615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 25,110
• Population (ZIP): 7,314

Population outlook (Westchester County) Hauer SSP2

• Today (2025): 1,028,035 people
• By 2030: 1,051,636 · +2.3%
• By 2040: 1,098,520 · +6.9%
• By 2050: 1,136,044 · +10.5%
• By 2075: 1,196,925 · +16.4%
• By 2100: 1,175,147 · +14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 6% Asian 4% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Korean 1%

Political lean MEDSL · Westchester

• 2024 margin: Strong D (+26.3) · D 63.1% · R 36.9%
• 2008→2024 swing: -1.3pp toward R · 2008: 27.6pp · 2024: 26.3pp
• All cycles: 2024: D+26.3 2020: D+36.3 2016: D+32.8 2012: D+22.2 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.87%
• Current HPI: 150.088
• 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

+155.0% since first listed

55 events — show timeline

• 2026-02-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-08 Listed $1,389,750 OneKey® MLS as Distributed by MLS Grid
• 2026-01-31 Coming Soon $1,389,750 OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-19 Rental Removed $8,500 ONEKEY
• 2025-10-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-27 Listed for Rent $8,500 ONEKEY
• 2025-09-23 Price Changed $1,365,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-17 Price Changed $1,461,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Listed $1,481,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-07 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2021-06-23 Sold (Public Records) $903,000 Public Records
• 2021-06-18 Sold (MLS) $903,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-12 Listed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2020-02-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-11-26 Price Changed $879,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-17 Price Changed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-13 Listed $975,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-30 Sold (Public Records) $600,000 Public Records
• 2017-06-07 Sold (MLS) $600,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-17 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-04-23 Price Changed $699,900 OneKey® MLS as Distributed by MLS Grid
• 2017-03-01 Listed $739,900 OneKey® MLS as Distributed by MLS Grid
• 2015-06-01 Delisted — HGMLS
• 2015-06-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-04-23 Listed — HGMLS
• 2015-04-23 Listed $832,000 OneKey® MLS as Distributed by MLS Grid
• 2013-05-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-04-18 Delisted — HGMLS
• 2013-02-05 Listed — HGMLS
• 2013-02-05 Listed $859,000 OneKey® MLS as Distributed by MLS Grid
• 2013-02-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-11-29 Delisted — HGMLS
• 2012-08-30 Price Changed — HGMLS
• 2012-07-14 Price Changed — HGMLS
• 2012-07-02 Price Changed — HGMLS
• 2012-06-03 Price Changed — HGMLS
• 2012-05-21 Price Changed — HGMLS
• 2012-05-01 Listed — HGMLS
• 2012-05-01 Listed $880,000 OneKey® MLS as Distributed by MLS Grid
• 2011-08-11 Delisted — HGMLS
• 2011-07-05 Price Changed — HGMLS
• 2011-05-03 Listed — HGMLS
• 2010-10-22 Delisted — HGMLS
• 2010-09-07 Relisted — HGMLS
• 2010-09-07 Price Changed — HGMLS
• 2010-08-02 Delisted — HGMLS
• 2010-05-11 Listed — HGMLS
• 1993-07-20 Sold (Public Records) $545,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $20,552 · -5.6% YoY. Source: county tax records.