8 Wedges Fld · Weston, CT 06883

$2,599,000

4 bd · 5.0 ba · 6,062 sqft · SingleFamily public records · 7 Days on market

Built 1992 2.56 ac lot Est $2164k · 20% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +7.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

What if your primary residence and your vacation getaway were one and the same? Set on 2.56 private river-fed pond acres in coveted Lower Weston, 8 Wedges Field makes that question feel less like a fantasy and more like a Tuesday. Built by Michael Greenberg with the craft his homes are known for: antique wide plank chestnut floors, hand-hewn beams, custom millwork, soaring ceilings, and windows that pull the landscape inside. Multiple covered porches, a finished lower level with a additional bedroom not officially counted, and a three-car garage with private apartment above round out a rare set of amenities. Step outside and the Saugatuck feeds a private pond with your own dock. Make a fire

Key facts

• 2.56 acre lot
• 3 garage spots
• Pool

Property features AI

Exterior

• Parking: Attached garage; 3-car garage
• Utilities: Private well water; Septic system; Electric hot water; Power and fuel: oil and propane
• Home design: Single family home; Direct waterfront
• Construction: White exterior with shingle and wood siding; Wood shingle roof; Frame construction; Concrete foundation; Built-in living area approximately 6062 (public record)
• Exterior features: Balcony; Breezeway; Hot tub; Covered deck; French doors; On cul-de-sac lot; River view and waterfront access; Radon mitigation (air)

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Freezer; Icemaker; Dishwasher; Wine chiller
• Bedrooms: 4 bedrooms
• Bathrooms: 4 full bathrooms; 2 half bathrooms
• Heating & cooling: Central air; Zoned cooling; Hot air heating; Oil and propane fuel; 50-gallon electric hot water tank; Fuel tank located in basement
• Interior features: Audio system; Auto garage door opener; Cable pre-wired; Detached in-law apartment; Full, fully finished basement; Attic with storage and pull-down stairs; Two fireplaces
• Laundry & utility: Washer included; Gas dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $2.60M.

Deal economics

• At list price, monthly cash flow is $9k ($104k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $2.60M).
• Cap rate 10.3% 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.
• 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; 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

• Local home prices are declining (-3.0%/yr); year-one equity from $18k of loan paydown is wiped out by about $78k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $728k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 33y ago; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,599,000

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. 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.
3. 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.
4. 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: 1.35% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $2,164,134
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Old Hyde Rd	0.32mi	5/4.5 (+1)	6,226 (+3%)	18mo	$1,287,500	$207	58
6 Old Orchard Dr	0.39mi	4/5.5	5,605 (-8%)	13mo	$2,000,000	$357	56
30 Lords Hwy	0.69mi	5/5.0 (+1)	6,670 (+10%)	2mo	$3,400,000	$510	44
25 Lords Hwy	0.73mi	5/5.0 (+1)	6,100 (+1%)	22mo	$1,575,000	$258	41
97 Lords Hwy	0.53mi	4/5.0	5,312 (-12%)	24mo	$2,750,000	$518	35
6 Old Field Ln	0.51mi	3/4.0 (-1)	5,411 (-11%)	23mo	$1,099,000	$203	30

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $133,541
• Equity at exit: $387,519

10-year hold

• IRR: 14.2%
• Equity multiple: 2.15×
• Total profit: $833,704
• Equity at exit: $224,714

Cash invested: $727,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $35,000 medium
• Mortgage (P&I): −$13,629
• Tax from tax record: −$4,246 /mo · $50,957/yr
• Insurance: −$1,083
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,350
• Net cashflow: $8,691

Break-even live

Break-even rent $23,998

Max offer price $2,599,000

Occupancy floor 70%

Sensitivity live

Price	-10% $10,162	-5% $9,427	+0% $8,691	+5% $7,956	+10% $7,220
Rent	-10% $5,926	-5% $7,309	+0% $8,691	+5% $10,074	+10% $11,456
Rate	-1.0pp $10,000	-0.5pp $9,352	base $8,691	+0.5pp $8,018	+1.0pp $7,333

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: $649,750
• Closing costs: $77,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Beaverbrook Rd Weston, CT	5.0	4.5	6734	$35,000	$5.20	44d	1	1.06mi

Listing history 9 events

1. 2026-06-18
   days on market $2,599,000 Active 7 DOM
2. 2026-06-17
   days on market $2,599,000 Active 6 DOM
3. 2026-06-16
   days on market $2,599,000 Active 5 DOM
4. 2026-06-15
   days on market $2,599,000 Active 4 DOM
5. 2026-06-13
   days on market $2,599,000 Active 2 DOM
6. 2026-06-13
   statusdays on market $2,599,000 Active 1 DOM
7. 2026-06-10
   days on market $2,599,000 Coming Soon 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $2,599,000 Coming Soon 1 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: $50,957 · $4,246/mo
• Projected year-2 tax: $53,288 · $4,441/mo
• Expected delta: +$2,331/yr (+$194/mo · 4.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 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: $420,000
• − Mortgage interest: −$145,584
• − Property taxes: −$50,957
• − Insurance: −$12,995
• − Repairs & maintenance: −$33,600
• − Management: −$33,600
• − Depreciation: −$75,607
• Taxable income: $67,656
• Est. tax owed @ 24.0%: −$16,238
• After-tax cash flow: $88,057/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

+46.4% since first listed

15 events — show timeline

• 2026-06-08 Coming Soon $2,599,000 Smart MLS
• 2014-10-28 Listing Removed — Smart MLS
• 2014-08-06 Listing Removed — Smart MLS
• 2014-08-06 Listed $2,150,000 Smart MLS
• 2013-06-10 Listed $2,150,000 Smart MLS
• 2011-08-13 Listing Removed — Smart MLS
• 2010-08-13 Listed $3,999,000 Smart MLS
• 2010-08-09 Listing Removed — Smart MLS
• 2009-10-26 Listed $3,999,000 Smart MLS
• 1999-11-19 Sold (Public Records) $3,050,000 Public Records
• 1999-11-19 Sold (MLS) $3,050,000 Smart MLS
• 1999-08-16 Listed $3,495,000 Smart MLS
• 1996-02-28 Sold (Public Records) $450,000 Public Records
• 1993-07-21 Sold (MLS) $1,670,000 Smart MLS
• 1993-05-11 Listed $1,775,000 Smart MLS

Property tax history

+0.9%/yr

Latest (2023): $50,957 · +0.3% YoY. Source: county tax records.