35 Skyline Dr · Sherman, CT 06784

$1,250,000

3 bd · 2.0 ba · 2,900 sqft · SingleFamily public records · 12 Days on market

Built 1982 1.74 ac lot $431/sqft · 7% below area Est $1385k · 10% under ↓ 22% since listing

---

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 +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

It's All About the Views!Fabulous Price Reduction on this one of a kind, custom built contemporary with extraordinary 50 mile views in all directions. Set in the Lake community of Candlewood Lake Estates, this stately Contemporary, set on a private acre plus an additional lot (. 82 acs), at the end of a cul-de-sac, is just waiting for your customization. This incredible setting hosts this 3 bedroom, 2.5 bath custom designed home with multilevel wrap decks & balconies and an oversized bonus room for great family fun center or studio for the artist/photographer. An open plan showcases. slate floors, custom built-in cabinetry plus a great room open to dining room & efficient galley

Key facts

• Slate floors
• 50 mile views
• Private acre

Tags

• 50 MILE VIEWS
• PRIVATE ACRE
• MULTILEVEL WRAP DECKS
• OVERSIZED BONUS ROOM
• OPEN PLAN
• SLATE FLOORS

Property features AI

Finance

• Other: Subject to deed restrictions and right of way; Located in Candlewood Lake subdivision

Exterior

• Parking: Under-house garage (1 garage); Driveway parking (paved and gravel); Off-street parking; Unpaved parking; Total parking spaces: 10
• Utilities: Private well water; Septic system; Above-ground fuel tank; Active solar; Generator; Programmable thermostat; Storm doors; Thermopane windows
• Home design: Single-family home; Walk-to-water and water community access with beach rights and views; Located on a cul-de-sac; Borders open space; Level, treed lot
• Construction: Frame construction; Concrete foundation; Flat roof
• Exterior features: Balcony; Deck; Vertical siding; Federal Blue exterior color

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Hot air heating; Heat fuel: Electric and oil; Oil domestic hot water
• Interior features: Open floor plan; Cable available; Two fireplaces; Thermostat(s) (home automation)
• Laundry & utility: Washer and dryer included; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $16k ($190k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($30k rent vs $1.25M).

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Sherman School District (rural): math 55% / reading 60% proficiency, ranked #87 of 192 in CT (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Sherman School (math 57% / reading 67%, grade B, #137 of 553 statewide, top 28%, 264 students, 2% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 1 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

• In year one you build about $134k of equity ($9k loan paydown + $125k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $350k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$215k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $1,250,000

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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
3. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
4. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 2.40% ✓
• Cap rate: 21.51%
• Cash-on-cash: 54.35%
• DSCR: 3.42
• GRM: 3.5

CMA / ARV

• ARV (median comp): $1,385,499
• List price: $1,250,000
• Delta: -9.78%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Skyline Dr	0.46mi	3/3.0	3,068 (+6%)	13mo	$1,350,000	$440	54

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.3%
• Equity multiple: 5.83×
• Total profit: $1,690,364
• Equity at exit: $1,126,099

10-year hold

• IRR: 61.0%
• Equity multiple: 12.95×
• Total profit: $4,183,824
• Equity at exit: $2,428,475

Cash invested: $350,000 (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 06784

• Home prices YoY: 5.1%
• Active inventory: 43
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $30,000 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$772 /mo · $9,266/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,300
• Net cashflow: $15,852

Break-even live

Break-even rent $9,934

Max offer price $1,250,000

Occupancy floor 42%

Sensitivity live

Price	-10% $16,559	-5% $16,206	+0% $15,852	+5% $15,498	+10% $15,144
Rent	-10% $13,482	-5% $14,667	+0% $15,852	+5% $17,037	+10% $18,222
Rate	-1.0pp $16,481	-0.5pp $16,170	base $15,852	+0.5pp $15,528	+1.0pp $15,198

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Echo Dr New Milford, CT	4.0	4.5	3231	$30,000	$9.29	44d	1	1.12mi

Listing history 19 events

1. 2026-06-18
   days on market $1,250,000 Active 12 DOM
2. 2026-06-17
   days on market $1,250,000 Active 11 DOM
3. 2026-06-16
   days on market $1,250,000 Active 10 DOM
4. 2026-06-15
   days on market $1,250,000 Active 9 DOM
5. 2026-06-13
   days on market $1,250,000 Active 7 DOM
6. 2026-06-13
   days on market $1,250,000 Active 6 DOM
7. 2026-06-10
   days on market $1,250,000 Active 4 DOM
8. 2026-06-09
   days on market $1,250,000 Active 3 DOM
9. 2026-06-08
   days on market $1,250,000 Active 2 DOM
10. 2026-06-07
    days on marketlisting id $1,250,000 Active 1 DOM
11. 2026-06-03
    days on market $1,250,000 Active 108 DOM
12. 2026-06-03
    days on market $1,250,000 Active 107 DOM
13. 2026-06-01
    days on market $1,250,000 Active 106 DOM
14. 2026-05-31
    days on market $1,250,000 Active 105 DOM
15. 2026-02-14
    listed $1,250,000 Active 1528-char remark
16. 2026-02-12
    historical
17. 2025-11-04
    price $1,395,000
18. 2025-10-13
    listed $1,595,000 Active
19. 2025-10-12
    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: $9,266 · $772/mo
• Projected year-2 tax: $18,008 · $1,501/mo
• Expected delta: +$8,742/yr (+$728/mo · 94.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $360,000
• − Mortgage interest: −$70,019
• − Property taxes: −$9,266
• − Insurance: −$6,250
• − Repairs & maintenance: −$28,800
• − Management: −$28,800
• − Depreciation: −$36,364
• Taxable income: $180,501
• Est. tax owed @ 24.0%: −$43,320
• After-tax cash flow: $146,902/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: Sherman School District
• NCES district ID: 0904080
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $105,552
• Composite: 56.01/100
• National rank: #2563
• State rank: #87 of 192 in CT

Livability — Sherman

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

Census & demographics

• City population: 3,525
• Population (ZIP): 3,525

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 5% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 4%

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: ▲ 13.90%
• Current HPI: 284.0569
• 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

-21.6% since first listed

7 events — show timeline

• 2026-06-06 Listed $1,250,000 Smart MLS
• 2026-06-05 Listing Removed — Smart MLS
• 2026-02-14 Listed $1,250,000 Smart MLS
• 2026-02-12 Listing Removed — Smart MLS
• 2025-11-04 Price Changed $1,395,000 Smart MLS
• 2025-10-13 Listed $1,595,000 Smart MLS
• 2025-10-12 Coming Soon — Smart MLS

Property tax history

-1.3%/yr

Latest (2023): $9,266 · -2.0% YoY. Source: county tax records.