274 Lyons Plain Rd · Weston, CT 06883

$740,000

4 bd · 3.0 ba · 2,312 sqft · SingleFamily public records · 72 Days on market

Built 1800 1.60 ac lot $320/sqft · 14% below area Est $1237k · 40% under

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Why this score? — see what drove the C+ 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 +20.5/30.0
• ARV discount +15.0/15.0
• Schools +7.5/10.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is very special. $7,500 per month income! INVESTOR'S DREAM !! AN AMAZING OPPORTUNITY IN LOWER WESTON-DIRECT SAUGATUCK RIVER FRONT VIEWS-Beautiful home with separate living spaces featuring living rooms, family rooms, dining areas, newer kitchens & baths, wraparound decks with serene river views and so much more. Beautiful hardwood floors throughout, updated bathrooms and kitchens, newly updated oil tanks and heating systems. This was in the past a two family configuration and still is. There is a small separate office space in the lower level, overlooking the river. Two separate units with separate front doors - with kitchens, living rooms, bedrooms, etc - in excellent shape. Could be very easily converted back to a single family home.

Key facts

• Wraparound decks
• Updated bathrooms
• Updated kitchens

Tags

• SAUGATUCK RIVER FRONT VIEWS
• SEPARATE LIVING SPACES
• WRAPAROUND DECKS
• UPDATED BATHROOMS
• UPDATED KITCHENS
• SEPARATE OFFICE SPACE

🏷️ Possibly a rental listed for sale. The $740,000 price doesn't fit this home's estimated sale value (~$1,237,096) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $740k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $740k).
• Recommended offer: $696k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 C — 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.
• 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($696k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 31y 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 $576k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $695,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (median comp): $1,237,096
• List price: $740,000
• Delta: -40.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Forest Rd	0.60mi	4/3.0	2,539 (+10%)	9mo	$919,000	$362	48
191 Lyons Plain Rd	0.73mi	3/2.5 (-1)	2,265 (-2%)	13mo	$1,635,000	$722	45

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-60,915
• Equity at exit: $110,336

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $23,587
• Equity at exit: $63,982

Cash invested: $207,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $7,888 medium
• Mortgage (P&I): −$3,881
• Tax from tax record: −$1,064 /mo · $12,774/yr
• Insurance: −$308
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,656
• Net cashflow: $923

Break-even live

Break-even rent $6,720

Max offer price $740,000

Occupancy floor 83%

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: $185,000
• Closing costs: $22,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Lyons Plain Rd Weston, CT	4.0	4.5	3100	$9,500	$3.06	2d	1	1.21mi
7 Richmond Hill Rd Weston, CT	3.0	2.5	2652	$6,200	$2.34	2d	1	1.48mi

Listing history 38 events

1. 2026-06-15
   days on market $740,000 Active 72 DOM
2. 2026-06-13
   days on market $740,000 Active 70 DOM
3. 2026-06-13
   days on market $740,000 Active 69 DOM
4. 2026-06-10
   days on market $740,000 Active 67 DOM
5. 2026-06-09
   days on market $740,000 Active 66 DOM
6. 2026-06-08
   days on market $740,000 Active 65 DOM
7. 2026-06-07
   days on market $740,000 Active 64 DOM
8. 2026-06-03
   days on market $740,000 Active 60 DOM
9. 2026-06-03
   days on market $740,000 Active 59 DOM
10. 2026-06-01
    days on market $740,000 Active 58 DOM
11. 2026-05-31
    days on market $740,000 Active 57 DOM
12. 2026-05-19
    price $740,000 768-char remark

    Show marketing remark (768 chars)

    This is very special. $7,500 per month income! INVESTOR'S DREAM !! AN AMAZING OPPORTUNITY IN LOWER WESTON-DIRECT SAUGATUCK RIVER FRONT VIEWS-Beautiful home with separate living spaces featuring living rooms, family rooms, dining areas, newer kitchens & baths, wraparound decks with serene river views and so much more. Beautiful hardwood floors throughout, updated bathrooms and kitchens, newly updated oil tanks and heating systems. This was in the past a two family configuration and still is. There is a small separate office space in the lower level, overlooking the river. Two separate units with separate front doors - with kitchens, living rooms, bedrooms, etc - in excellent shape. Could be very easily converted back to a single family home.

13. 2026-04-13
    price $745,000 768-char remark

    Show marketing remark (768 chars)

    This is very special. $7,500 per month income! INVESTOR'S DREAM !! AN AMAZING OPPORTUNITY IN LOWER WESTON-DIRECT SAUGATUCK RIVER FRONT VIEWS-Beautiful home with separate living spaces featuring living rooms, family rooms, dining areas, newer kitchens & baths, wraparound decks with serene river views and so much more. Beautiful hardwood floors throughout, updated bathrooms and kitchens, newly updated oil tanks and heating systems. This was in the past a two family configuration and still is. There is a small separate office space in the lower level, overlooking the river. Two separate units with separate front doors - with kitchens, living rooms, bedrooms, etc - in excellent shape. Could be very easily converted back to a single family home.

14. 2026-04-04
    listed $750,000 Active 768-char remark

    Show marketing remark (768 chars)

    This is very special. $7,500 per month income! INVESTOR'S DREAM !! AN AMAZING OPPORTUNITY IN LOWER WESTON-DIRECT SAUGATUCK RIVER FRONT VIEWS-Beautiful home with separate living spaces featuring living rooms, family rooms, dining areas, newer kitchens & baths, wraparound decks with serene river views and so much more. Beautiful hardwood floors throughout, updated bathrooms and kitchens, newly updated oil tanks and heating systems. This was in the past a two family configuration and still is. There is a small separate office space in the lower level, overlooking the river. Two separate units with separate front doors - with kitchens, living rooms, bedrooms, etc - in excellent shape. Could be very easily converted back to a single family home.

15. 2026-04-01
    historical
16. 2026-02-27
    listed $750,000 Active
17. 2024-05-20
    soldstatus $575,792 Closed
18. 2024-05-16
    status Under Contract
19. 2024-04-01
    historical Under Contract - Continue to Show
20. 2024-03-16
    listed $615,000 Active
21. 2019-12-31
    historical
22. 2019-08-27
    price $575,000
23. 2019-07-27
    listed $599,000 Active
24. 2014-04-10
    soldstatus $405,000
25. 2013-12-06
    listed $419,000
26. 2013-09-30
    historical
27. 2013-09-01
    historical
28. 2013-05-17
    listed $585,000
29. 2013-05-12
    listed $585,000
30. 2005-07-20
    historical
31. 2005-07-20
    historical
32. 2005-04-28
    listed $875,000
33. 2005-04-28
    listed $875,000
34. 1999-04-30
    soldstatus $360,000
35. 1999-04-30
    soldstatus $360,000
36. 1998-03-11
    listed $369,900
37. 1995-08-31
    soldstatus $200,000
38. 1995-06-16
    listed $225,000

ⓘ 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: $12,774 · $1,064/mo
• Projected year-2 tax: $14,305 · $1,192/mo
• Expected delta: +$1,531/yr (+$128/mo · 12.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $94,657
• − Mortgage interest: −$41,452
• − Property taxes: −$12,774
• − Insurance: −$4,366
• − Repairs & maintenance: −$7,573
• − Management: −$7,573
• − Depreciation: −$21,527
• Taxable loss: −$608
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $11,216/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

• 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

+228.9% since first listed

27 events — show timeline

• 2026-05-19 Price Changed $740,000 Smart MLS
• 2026-04-13 Price Changed $745,000 Smart MLS
• 2026-04-04 Listed $750,000 Smart MLS
• 2026-04-01 Listing Removed — Smart MLS
• 2026-02-27 Listed $750,000 Smart MLS
• 2024-05-20 Sold (MLS) $575,792 Smart MLS
• 2024-05-16 Pending — Smart MLS
• 2024-04-01 Contingent — Smart MLS
• 2024-03-16 Listed $615,000 Smart MLS
• 2019-12-31 Listing Removed — Smart MLS
• 2019-08-27 Price Changed $575,000 Smart MLS
• 2019-07-27 Listed $599,000 Smart MLS
• 2014-04-10 Sold (MLS) $405,000 Smart MLS
• 2013-12-06 Listed $419,000 Smart MLS
• 2013-09-30 Listing Removed — Smart MLS
• 2013-09-01 Listing Removed — Smart MLS
• 2013-05-17 Listed $585,000 Smart MLS
• 2013-05-12 Listed $585,000 Smart MLS
• 2005-07-20 Listing Removed — Smart MLS
• 2005-07-20 Listing Removed — Smart MLS
• 2005-04-28 Listed $875,000 Smart MLS
• 2005-04-28 Listed $875,000 Smart MLS
• 1999-04-30 Sold (Public Records) $360,000 Public Records
• 1999-04-30 Sold (MLS) $360,000 Smart MLS
• 1998-03-11 Listed $369,900 Smart MLS
• 1995-08-31 Sold (MLS) $200,000 Smart MLS
• 1995-06-16 Listed $225,000 Smart MLS

Property tax history

+1.3%/yr

Latest (2023): $12,774 · +0.3% YoY. Source: county tax records.