120 Sharon Valley Rd · Sharon, CT 06069

$525,000

4 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 64 Days on market

Built 1970 0.72 ac lot

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +5.1/10.0
• Appreciation +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sold as is this property is eligible under the freddie mac first look initative through 11/05/2013 for owner occupied offers only

Key facts

• Flat useable land
• Tennis courts
• Walking path

Tags

• FLAT USEABLE LAND
• FULLY FENCED REAR YARD
• WALK OUT BASEMENT
• WALKING PATH
• BASKETBALL COURTS
• TENNIS COURTS

Property features AI

Exterior

• Utilities: Private well water; Septic sewage
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Porch; Barn; Level, open lot; Beach rights

Interior

• Kitchen: Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard heating (electric); Split system cooling; Oil 40-gallon hot water tank
• Interior features: Full unfinished basement with concrete floor and walk-out; Attic with pull-down stairs; 7 total rooms
• Laundry & utility: Washer; Electric dryer; Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $525k).
• Recommended offer: $494k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#141 in CT) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A, cost of living B+; Watch: amenities F, commute D-, housing F.
• Sharon School District (rural): math 50% / reading 60% proficiency, ranked #110 of 192 in CT (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 36 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $4k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($494k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $120k; list at $525k implies a 338% gain — meaningful room to come down on a strong offer.

Recommended offer $493,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.01% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-1,902
• Equity at exit: $97,802

10-year hold

• IRR: 7.9%
• Equity multiple: 1.66×
• Total profit: $97,448
• Equity at exit: $79,648

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 06069

• Home prices YoY: -0.7%
• Active inventory: 36
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $5,290 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,111
• Net cashflow: $1,021

Break-even live

Break-even rent $3,997

Max offer price $525,000

Occupancy floor 76%

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: —

Listing history 25 events

1. 2026-06-19
   days on market $525,000 Active 64 DOM
2. 2026-06-18
   days on market $525,000 Active 63 DOM
3. 2026-06-17
   days on market $525,000 Active 62 DOM
4. 2026-06-16
   days on market $525,000 Active 61 DOM
5. 2026-06-15
   days on market $525,000 Active 60 DOM
6. 2026-06-13
   days on market $525,000 Active 58 DOM
7. 2026-06-12
   days on market $525,000 Active 57 DOM
8. 2026-06-10
   pricedays on market $525,000 Active 55 DOM
9. 2026-06-09
   days on market $535,000 Active 54 DOM
10. 2026-06-08
    days on market $535,000 Active 53 DOM
11. 2026-06-07
    days on market $535,000 Active 52 DOM
12. 2026-06-05
    days on market $535,000 Active 50 DOM
13. 2026-06-05
    days on market $535,000 Active 49 DOM
14. 2026-06-03
    days on market $535,000 Active 48 DOM
15. 2026-06-02
    days on market $535,000 Active 47 DOM
16. 2026-06-01
    days on market $535,000 Active 46 DOM
17. 2026-05-31
    days on market $535,000 Active 45 DOM
18. 2026-05-30
    days on market $535,000 Active 44 DOM
19. 2026-04-16
    listed $535,000 Active
20. 2014-02-27
    soldstatus $119,975 129-char remark

    Show marketing remark (129 chars)

    Sold as is this property is eligible under the freddie mac first look initative through 11/05/2013 for owner occupied offers only

21. 2013-10-21
    listed $139,000 129-char remark

    Show marketing remark (129 chars)

    Sold as is this property is eligible under the freddie mac first look initative through 11/05/2013 for owner occupied offers only

22. 2012-12-20
    historical
23. 2012-06-21
    listed $199,000
24. 2000-11-08
    soldstatus $130,000
25. 2000-09-13
    listed $149,000

ⓘ 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: $2,232 · $186/mo
• Projected year-2 tax: $6,734 · $561/mo
• Expected delta: +$4,502/yr (+$375/mo · 201.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $63,477
• − Mortgage interest: −$29,408
• − Property taxes: −$2,232
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,078
• − Management: −$5,078
• − Depreciation: −$15,273
• Taxable income: $3,783
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $11,344/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: Sharon School District
• NCES district ID: 0904020
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $72,415
• Composite: 50.86/100
• National rank: #3869
• State rank: #110 of 192 in CT

Livability — Sharon

• Score: 59/100
• State rank: #141
• US rank: #20344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,562

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 5% Russian 4% Slovak 3%
• Foreign-born: 18% · Canada, South Korea
• Languages at home: 83% English-only · Other Indo-European 9% French/Haitian/Cajun 3% Korean 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: ▼ -2.17%
• Current HPI: 321.8949
• 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

+259.1% since first listed

7 events — show timeline

• 2026-04-16 Listed $535,000 Smart MLS
• 2014-02-27 Sold (MLS) $119,975 Smart MLS
• 2013-10-21 Listed $139,000 Smart MLS
• 2012-12-20 Listing Removed — Smart MLS
• 2012-06-21 Listed $199,000 Smart MLS
• 2000-11-08 Sold (MLS) $130,000 Smart MLS
• 2000-09-13 Listed $149,000 Smart MLS

Property tax history

+1.1%/yr

Latest (2023): $2,232 · +0.0% YoY. Source: county tax records.