2 Daffodil Ln · Cos Cob, CT 06807

$3,125,000

4 bd · 3.5 ba · 2,916 sqft · SingleFamily public records · 11 Days on market

Built 1962 1.01 ac lot $1072/sqft · 69% above area Est $3024k · at est.

---

Why this score? — see what drove the F 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).

• Appreciation +9.0/10.0
• Schools +6.6/10.0
• ARV discount +6.0/15.0
• Cash flow +4.2/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

TRADITIONAL CNTRHL COLONIAL ON A WONDERFUL LEVEL ACRE W/ POOL. LRG ENTER- TAINING ROOMS ALL OPENING TO A DECK LEADING TO EASY ENTERTAINING. 4 FAMILY BEDROOMS ON THE SECOND FLOOR W/ 2 FULL BATHS. AN ADDITIONAL 5TH BONUS ROOM W/ BATH ON SEPARATE LEVEL W/ SEPARATE ENTRANCE. TOWN SEWER SCHEDULED APPROX YEAR AND HALF. JUNE 1 CLOSING PREFERRED. J-1,3.K-13.

Key facts

• 1.01 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: 2-car garage
• Security: Security system
• Utilities: Public water
• Home design: Single family residence; Built in 1962 (effective year 2003); Asphalt roof; Shingle siding
• Construction: Shingle siding construction; Asphalt roof; Finished in 2003 (effective)
• Exterior features: Deck; Private pool; Level, park-like lot

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 3 full bathrooms; 2 half bathrooms (5 total bathrooms listed)
• Heating & cooling: Central air conditioning; Natural gas heating; Hot water heating
• Interior features: Eat-in kitchen; Entrance foyer; Finished full basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $3.12M.

Deal economics

• At list price, monthly cash flow is $-8k ($-101k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.63M (47.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.31M (58.2% below list).
• Recommended offer: $1.31M (58.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#72 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B; Watch: housing D+, amenities F, commute F.
• Greenwich School District (suburban): math 64% / reading 73% proficiency, ranked #12 of 153 in CT (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: North Mianus School (math 83% / reading 81%, grade A+, #11 of 553 statewide, top 3%, 492 students, 3% FRL); Eastern Middle School (math 75% / reading 81%, grade A+, #2 of 175 statewide, top 1%, 784 students, 6% FRL).
• Market conditions: 31 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• In year one you build about $269k of equity ($22k loan paydown + $247k appreciation (7.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$430k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $1.68M; list at $3.12M implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $1,306,504 (58.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.42% ✗
• Cap rate: 3.05%
• Cash-on-cash: -11.59%
• DSCR: 0.48
• GRM: 19.9

CMA / ARV

• ARV (median comp): $3,023,762
• List price: $3,125,000
• Delta: 3.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Mimosa Dr	0.30mi	4/2.5	2,751 (-6%)	12mo	$2,200,000	$800	62
472 Westover Rd	0.70mi	4/3.5	2,980 (+2%)	12mo	$799,000	$268	54
6 Windsor Ln	0.60mi	4/2.5	3,003 (+3%)	14mo	$1,803,000	$600	52
29 W Bank Ln	0.57mi	4/3.5	3,196 (+10%)	17mo	$912,500	$286	44
656 Westover Rd	0.68mi	4/2.5	3,193 (+10%)	9mo	$1,196,000	$375	41
483 Westover Rd	0.74mi	3/3.0 (-1)	2,932 (+0%)	22mo	$1,000,000	$341	40
174 Cat Rock Rd	0.57mi	4/3.0	2,575 (-12%)	24mo	$1,950,000	$757	32
92 Hillcrest Park Rd	0.73mi	5/3.5 (+1)	3,339 (+14%)	6mo	$2,950,000	$883	31
51 Westover Ln	0.67mi	4/3.5	3,295 (+13%)	22mo	$1,287,500	$391	28

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

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.83×
• Total profit: $728,548
• Equity at exit: $2,353,810

10-year hold

• IRR: 11.9%
• Equity multiple: 3.87×
• Total profit: $2,509,819
• Equity at exit: $4,653,024

Cash invested: $875,000 (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 06807

• Home prices YoY: 4.3%
• Active inventory: 31
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $13,065 high
• Mortgage (P&I): −$16,388
• Tax from tax record: −$1,080 /mo · $12,965/yr
• Insurance: −$1,302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,744
• Net cashflow: $-8,449

Break-even live

Break-even rent $23,760

Max offer price $1,632,456

Occupancy floor —

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: $781,250
• Closing costs: $93,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Cognewaugh Rd Cos Cob, CT	5.0	4.0	3580	$11,500	$3.21	10d	1	0.74mi
507 River Rd Cos Cob, CT	5.0	4.5	4100	$16,000	$3.90	3d	1	0.96mi
488 Cognewaugh Rd Cos Cob, CT	3.0	2.5	3116	$12,000	$3.85	2d	1	0.96mi
12 Norton Ln Old Greenwich, CT	4.0	3.5	3285	$15,000	$4.57	21d	1	1.00mi
40 Mianus View Ter Cos Cob, CT	5.0	3.5	2895	$14,500	$5.01	3d	1	1.20mi
40 Mianus View Ter Cos Cob, CT	4.0	3.5	2895	$14,500	$5.01	11d	1	1.20mi
26 Revere Rd Riverside, CT	4.0	2.5	2383	$13,900	$5.83	11d	1	1.20mi
26 Revere Rd Riverside, CT	4.0	2.5	2383	$13,900	$5.83	10d	1	1.20mi
163 Macgregor Dr Stamford, CT	4.0	2.5	3070	$7,500	$2.44	23d	1	1.28mi
15 Lancer Rd Riverside, CT	4.0	2.5	3031	$8,889	$2.93	23d	1	1.29mi
14 Rainbow Dr Riverside, CT	5.0	3.5	3510	$16,000	$4.56	23d	1	1.31mi
1 Crawford Ter Riverside, CT	4.0	4.0	2819	$18,000	$6.39	21d	1	1.35mi
57 Drum Hill Ln Stamford, CT	4.0	3.5	2995	$8,750	$2.92	19d	1	1.49mi

Listing history 11 events

1. 2026-05-11
   status Pending 786-char remark
2. 2026-04-30
   listed $3,125,000 Active 786-char remark
3. 2026-04-27
   historical $3,125,000 786-char remark
4. 2023-08-24
   historical
5. 2017-06-11
   historical
6. 2010-07-12
   soldstatus $1,675,000
7. 2010-07-01
   soldstatus $1,675,000
8. 2009-03-24
   listed $1,775,000
9. 2002-06-03
   soldstatus $1,220,000
10. 2002-05-31
    soldstatus $1,220,000

    Show marketing remark (352 chars)

    TRADITIONAL CNTRHL COLONIAL ON A WONDERFUL LEVEL ACRE W/ POOL. LRG ENTER- TAINING ROOMS ALL OPENING TO A DECK LEADING TO EASY ENTERTAINING. 4 FAMILY BEDROOMS ON THE SECOND FLOOR W/ 2 FULL BATHS. AN ADDITIONAL 5TH BONUS ROOM W/ BATH ON SEPARATE LEVEL W/ SEPARATE ENTRANCE. TOWN SEWER SCHEDULED APPROX YEAR AND HALF. JUNE 1 CLOSING PREFERRED. J-1,3.K-13.

11. 2002-01-28
    listed $1,395,000

    Show marketing remark (352 chars)

    TRADITIONAL CNTRHL COLONIAL ON A WONDERFUL LEVEL ACRE W/ POOL. LRG ENTER- TAINING ROOMS ALL OPENING TO A DECK LEADING TO EASY ENTERTAINING. 4 FAMILY BEDROOMS ON THE SECOND FLOOR W/ 2 FULL BATHS. AN ADDITIONAL 5TH BONUS ROOM W/ BATH ON SEPARATE LEVEL W/ SEPARATE ENTRANCE. TOWN SEWER SCHEDULED APPROX YEAR AND HALF. JUNE 1 CLOSING PREFERRED. J-1,3.K-13.

ⓘ 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: $12,965 · $1,080/mo
• Projected year-2 tax: $39,920 · $3,327/mo
• Expected delta: +$26,955/yr (+$2,246/mo · 207.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $156,780
• − Mortgage interest: −$175,049
• − Property taxes: −$12,965
• − Insurance: −$15,625
• − Repairs & maintenance: −$12,542
• − Management: −$12,542
• − Depreciation: −$90,909
• Taxable loss: −$162,852
• Est. tax savings @ 24.0%: +$39,084
• After-tax cash flow: $-62,303/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: Greenwich School District
• NCES district ID: 0901710
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $129,257
• Composite: 65.67/100
• National rank: #461
• State rank: #12 of 153 in CT

Livability — Cos Cob

• Score: 73/100
• State rank: #72
• US rank: #5178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,667
• Population (ZIP): 7,667

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 63% Two or more races 15% Hispanic / Latino 13% Asian 7% Black 4%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 4% Estonian 4% Italian 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 76% English-only · Other Indo-European 9% Spanish 6% Other Asian/Pacific 5%

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: ▲ 7.90%
• Current HPI: 191.0957
• 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

+124.0% since first listed

11 events — show timeline

• 2026-05-11 Pending — GMLS
• 2026-04-30 Listed $3,125,000 GMLS
• 2026-04-27 Coming Soon $3,125,000 GMLS
• 2023-08-24 Rental Removed — SMARTMLS
• 2017-06-11 Delisted — GMLS
• 2010-07-12 Sold (Public Records) $1,675,000 Public Records
• 2010-07-01 Sold (Public Records) $1,675,000 Public Records
• 2009-03-24 Listed $1,775,000 GMLS
• 2002-06-03 Sold (Public Records) $1,220,000 Public Records
• 2002-05-31 Sold (MLS) $1,220,000 GMLS
• 2002-01-28 Listed $1,395,000 GMLS

Property tax history

+0.6%/yr

Latest (2023): $12,965 · +0.9% YoY. Source: county tax records.