32 Whitney Gln #32 · Westport, CT 06880

$459,000

1 bd · 2.0 ba · 949 sqft · Condo · 16 Days on market

Built 1982 Good condition $484/sqft · 36% below area Est $712k · 36% under $261/mo HOA · 5% of rent

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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 +18.4/30.0
• ARV discount +15.0/15.0
• Schools +7.6/10.0
• DSCR +5.8/10.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Whitney Glen, one of Westport's sought-after communities, is surrounded by mature trees & impeccably maintained grounds. This tranquil & serene end-unit condo offers the perfect blend of comfort & convenience. Located on the second floor, this 949-square-foot residence looks much larger thanks to its vaulted ceilings. Natural light pours in through the skylight, sliding glass doors, & large windows highlighting the hardwood, white oak floors throughout. The dining & living room (with its cozy, wood-burning fireplace), kitchen, bed & bath make up the main level. Conveniently located off the foyer are the washer & dryer. Step outside to one of two priv

Key facts

• $261 HOA
• Parking
• Pool

Property features AI

Finance

• Other: Part of a 62-unit complex (Whitney Glen)
• Financial info: Property managed by off-site professional management; Pets allowed
• HOA & community: Homeowners association with monthly fee ($261); HOA covers grounds maintenance, trash pickup, snow removal, property management, pest control, pool service; Community pool (heated, salt water, in-ground) with pool house

Exterior

• Parking: Paved off-street assigned parking (1 space)
• Utilities: Public water connected; Public sewer connected
• Home design: Condominium (unit in a complex); End unit; Unit located on floor 2
• Construction: Frame and concrete construction; Gray exterior color
• Exterior features: Vertical siding; Treed, level lot; Beach rights and water community access

Interior

• Kitchen: Electric cooktop; Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (located on 2 levels)
• Flooring: Concrete floor in partial unfinished basement
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heat (natural gas)
• Interior features: Central vacuum; One fireplace; Ceiling fans and central air
• Laundry & utility: Washer and dryer included; Laundry off the entrance foyer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $459k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $459k).
• Recommended offer: $452k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#119 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: housing D+, amenities F, commute F.
• Westport School District (suburban): math 74% / reading 82% proficiency, ranked #3 of 153 in CT (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Long Lots School (math 76% / reading 86%, grade A+, #20 of 553 statewide, top 4%, 590 students, 2% FRL); Staples High School (math 76% / reading 92%, grade A, #3 of 194 statewide, top 1%, 1,686 students, 2% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 196 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($452k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $452,115 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (median comp): $711,873
• List price: $459,000
• Delta: -35.52%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.58% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-34,026
• Equity at exit: $68,438

10-year hold

• IRR: 5.8%
• Equity multiple: 1.49×
• Total profit: $62,502
• Equity at exit: $39,686

Cash invested: $128,520 (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 06880

• Rents YoY: 5.6%
• Active inventory: 196
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $4,884 high
• Mortgage (P&I): −$2,407
• Tax est. 1.5%: −$574 /mo · $6,885/yr
• Insurance: −$191
• HOA: −$261
• Vacancy / Maint / Mgmt: −$1,026
• Net cashflow: $426

Break-even live

Break-even rent $4,346

Max offer price $459,000

Occupancy floor 86%

Sensitivity live

Price	-10% $743	-5% $584	+0% $426	+5% $267	+10% $108
Rent	-10% $40	-5% $233	+0% $426	+5% $619	+10% $812
Rate	-1.0pp $657	-0.5pp $542	base $426	+0.5pp $307	+1.0pp $186

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Crescent Park Rd Westport, CT	2.0	2.0	960	$3,600	$3.75	25d	1	0.18mi
33 Elm St #3 Westport, CT	1.0	1.0	802	$3,800	$4.74	45d	1	0.52mi
14 Hillspoint Rd Westport, CT	1.0	1.0	1100	$3,500	$3.18	15d	1	0.56mi
33 Elm St #4 Westport, CT	1.0	1.0	823	$4,850	$5.89	4d	1	0.57mi
201 Main St Unit 201 Westport, CT	2.0	1.5	935	$4,700	$5.03	22d	1	0.64mi
201 Main St Unit 203 Westport, CT	2.0	1.5	830	$4,500	$5.42	45d	1	0.64mi
201 Main St #302 Westport, CT	2.0	1.5	850	$4,800	$5.65	15d	1	0.64mi
85 Post Rd W Unit 206 Westport, CT	1.0	1.0	873	$5,028	$5.76	25d	1	0.87mi
85 Post Rd W Unit 419 Westport, CT	1.0	1.0	757	$5,019	$6.63	25d	1	0.87mi
85 Post Rd W Unit 106 Westport, CT	1.0	1.0	874	$4,728	$5.41	25d	1	0.87mi
85 Post Rd W Unit 215 Westport, CT	1.0	1.0	1009	$5,101	$5.06	4d	1	0.87mi
85 Post Rd W Unit 517 Westport, CT	1.0	1.0	815	$5,329	$6.54	20d	1	0.87mi
85 Post Rd W Unit 313 Westport, CT	1.0	1.0	961	$5,801	$6.04	25d	1	0.87mi
85 Post Rd W Unit 506 Westport, CT	1.0	1.0	873	$5,728	$6.56	25d	1	0.87mi
85 Post Rd W Unit 515 Westport, CT	1.0	1.0	962	$6,201	$6.45	25d	1	0.87mi
85 Post Rd W Unit 406 Westport, CT	1.0	1.0	873	$5,628	$6.45	25d	1	0.87mi
85 Post Rd W Unit 306 Westport, CT	1.0	1.0	873	$5,328	$6.10	25d	1	0.87mi
85 Post Rd W Unit 217 Westport, CT	1.0	1.0	811	$5,229	$6.45	25d	1	0.87mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$4,728	$4.01	45d	24	0.87mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$4,728	$4.01	4d	31	0.87mi
54 Richmondville Ave Westport, CT	1.0	1.0	900	$2,650	$2.94	45d	1	1.20mi
25 Maplewood Ave Unit 1 Westport, CT	1.0	1.0	732	$1,800	$2.46	45d	1	1.23mi
19 Hale St Unit 1 Westport, CT	2.0	1.0	532	$2,700	$5.08	15d	1	1.26mi
2 Oak St Westport, CT	1.0	1.0	980	$3,000	$3.06	45d	1	1.31mi
1177 Post Rd E Westport, CT	1.0	1.0	657	$3,364	$5.12	4d	8	1.39mi

HOA detail condo

• Monthly dues: $261 · $3,132/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-07
   listed $459,000 Active 1524-char remark
2. 2026-05-01
   historical $459,000 1524-char remark
3. 1997-05-07
   historical
4. 1996-11-07
   listed $189,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,613
• − Mortgage interest: −$25,711
• − Property taxes: −$6,885
• − Insurance: −$2,295
• − Repairs & maintenance: −$4,689
• − Management: −$4,689
• − HOA: −$3,132
• − Depreciation: −$13,353
• Taxable loss: −$2,141
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $5,622/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in-ready condo in a sought-after community offers a blend of comfort and convenience with its vaulted ceilings and natural light. Minor updates to the exterior and kitchen could further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window seals — Improves energy efficiency and appearance
• Resale Upgrade kitchen appliances — Modernizes the kitchen and attracts buyers
• Both Install smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window seals — Improves energy efficiency and appearance ↑
• Resale Upgrade kitchen appliances — Modernizes the kitchen and attracts buyers ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Westport School District
• NCES district ID: 0905040
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 82% ▼ -3.00%
• Median HH income: $156,579
• Composite: 76.16/100
• National rank: #114
• State rank: #3 of 153 in CT

Livability — Westport

• Score: 66/100
• State rank: #119
• US rank: #11570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Staples, CT
• County: Fairfield County · 765,532 people
• City population: 27,583
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 27,583
• Household income: $250,001
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 225.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 9% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 5% French/Haitian/Cajun 1%

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: ▼ -608.79%
• Current HPI: 200.5498
• Rent YoY: ▲ 5.58%
• Metro: Bridgeport-Stamford-Norwalk, CT
• 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

+142.9% since first listed

5 events — show timeline

• 2026-05-22 Pending — Smart MLS
• 2026-05-07 Listed $459,000 Smart MLS
• 2026-05-01 Coming Soon $459,000 Smart MLS
• 1997-05-07 Listing Removed — Smart MLS
• 1996-11-07 Listed $189,000 Smart MLS