41 River Rd · Washington, CT 06794

$525,000

3 bd · 2.0 ba · 1,279 sqft · SingleFamily public records · 10 Days on market

Built 1945 0.36 ac lot Est $770k · 32% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.3/10.0
• Appreciation +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Marvelous Mid-Century Cape located along the Shepaug River in Washington Depot. Main level primary bedroom, full bath, updated kitchen and comfortable living room with excellent period detail including wide board pumpkin pine paneling, dentil crown molding and a wood burning, brick faced fireplace with a bluestone hearth. Two guest bedrooms or a guest bedroom and an office upstairs, sharing a full hall bath. The roof, well pump, well wiring, well tank, oven, fridge, washer and dryer are all new during the past four years. This home is move-in ready. There is a ~12 X ~16 deck accessed by sliders off the dining area and a clear, level rear lawn directly abutting a large parcel of land that rises up the hillside under conservation with Steep Rock. Beautiful views from the home of the Shepaug River directly across the street. An easy walk into town to get groceries, mail a letter, explore the latest titles at the Hickory Stick Bookshop or pamper yourself at Marty’s Cafe. The ~1,000 acre Steep Rock Preserve is ~one mile south of the house and the ~700 acre Hidden Valley Preserve is ~mile and half to the north. Rights to the Washington Town Beach at Lake Waramaug.

Key facts

• 0.36 acre lot
• Garage
• Built 1945

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: Private well water; Septic sewage system
• Home design: Single-family home; White exterior
• Construction: Frame construction; Aluminum siding; Asphalt shingle roof; Block foundation
• Exterior features: Shed; Deck; Exterior lighting; Stone wall; Water community setting; Level, cleared lot with water view

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil-fired hot water baseboard heating; Wall cooling unit
• Interior features: Six total rooms; One fireplace; Partial basement; Laundry room on the main level; Mud room
• Laundry & utility: Washer; Electric dryer; Fuel tank located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $7k ($85k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $525k).

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Washington Primary School (math 64% / reading 84%, grade A, #44 of 553 statewide, top 10%, 162 students, 25% FRL) — zoned schools average 25% FRL vs 8% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($4k loan paydown + $891 appreciation (0.2% local appreciation)).
• At projected returns (0.2% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $525,000

Questions for the listing agent

1. Built in 1945 — 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. 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: 2.46% ✓
• Cap rate: 22.41%
• Cash-on-cash: 57.58%
• DSCR: 3.56
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $769,958
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Ferry Bridge Rd	0.68mi	2/2.0 (-1)	1,280 (+0%)	10mo	$770,000	$602	55

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

Projected returns pro-forma

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

5-year hold

• IRR: 59.5%
• Equity multiple: 3.98×
• Total profit: $437,957
• Equity at exit: $156,914

10-year hold

• IRR: 61.5%
• Equity multiple: 8.03×
• Total profit: $1,033,068
• Equity at exit: $192,222

Cash invested: $147,000 (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 06794

• Home prices YoY: 0.1%
• Active inventory: 16
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $12,928 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$188 /mo · $2,255/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,715
• Net cashflow: $7,053

Break-even live

Break-even rent $4,000

Max offer price $525,000

Occupancy floor 40%

Sensitivity live

Price	-10% $7,350	-5% $7,202	+0% $7,053	+5% $6,904	+10% $6,756
Rent	-10% $6,032	-5% $6,542	+0% $7,053	+5% $7,564	+10% $8,074
Rate	-1.0pp $7,317	-0.5pp $7,186	base $7,053	+0.5pp $6,917	+1.0pp $6,779

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Calhoun St Washington Depot, CT	4.0	2.0	1720	$26,900	$15.64	45d	1	0.84mi
13 South St Washington Depot, CT	3.0	2.0	1088	$3,200	$2.94	45d	1	1.27mi
114 Bee Brook Rd Washington Depot, CT	3.0	1.0	1450	$3,950	$2.72	45d	1	1.38mi

Listing history 13 events

1. 2026-06-21
   days on market $525,000 Active 10 DOM
2. 2026-06-19
   days on market $525,000 Active 8 DOM
3. 2026-06-18
   days on market $525,000 Active 7 DOM
4. 2026-06-17
   days on market $525,000 Active 6 DOM
5. 2026-06-16
   days on market $525,000 Active 5 DOM
6. 2026-06-15
   days on market $525,000 Active 4 DOM
7. 2026-06-14
   days on market $525,000 Active 2 DOM
8. 2026-06-13
   statusdays on market $525,000 Active 1 DOM
9. 2026-06-10
   days on market $525,000 Coming Soon 5 DOM
10. 2026-06-09
    days on market $525,000 Coming Soon 4 DOM
11. 2026-06-08
    days on market $525,000 Coming Soon 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $525,000 Coming Soon 2 DOM

ⓘ 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: $2,255 · $188/mo
• Projected year-2 tax: $6,745 · $562/mo
• Expected delta: +$4,490/yr (+$374/mo · 199.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $155,131
• − Mortgage interest: −$29,408
• − Property taxes: −$2,255
• − Insurance: −$2,625
• − Repairs & maintenance: −$12,410
• − Management: −$12,410
• − Depreciation: −$15,273
• Taxable income: $80,749
• Est. tax owed @ 24.0%: −$19,380
• After-tax cash flow: $65,256/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 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 — Washington

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

Census & demographics

• 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

+310.2% since first listed

11 events — show timeline

• 2026-06-05 Coming Soon $525,000 Smart MLS
• 2022-06-20 Sold (Public Records) $470,000 Public Records
• 2022-06-18 Listing Removed — Smart MLS
• 2022-06-17 Sold (MLS) $470,000 Smart MLS
• 2022-04-14 Contingent — Smart MLS
• 2022-03-31 Listed $469,000 Smart MLS
• 2021-06-06 Listing Removed — Smart MLS
• 2021-04-01 Listed $469,000 Smart MLS
• 2018-05-01 Sold (MLS) $227,500 Smart MLS
• 2018-02-23 Listed $249,000 Smart MLS
• 1994-03-25 Sold (Public Records) $128,000 Public Records

Property tax history

-0.1%/yr

Latest (2023): $2,255 · +2.3% YoY. Source: county tax records.