32 Buttonball Ln · Weston, CT 06883

$1,899,000

4 bd · 3.5 ba · 5,525 sqft · SingleFamily public records · 18 Days on market

Built 1989 2.49 ac lot $344/sqft · 8% below area Est $2064k · 8% 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 +22.8/30.0
• ARV discount +11.1/15.0
• Schools +7.5/10.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on 2.49 fully fenced acres, the property offers expansive lawns ideal for recreation, entertaining, pets, and play. Beyond the main grounds, the landscape unfolds toward the Saugatuck River, providing a peaceful waterfront setting and an opportunity to enjoy the natural beauty of the surroundings. Privately positioned at the end of a quiet Lower Weston cul-de-sac, this architecturally distinctive contemporary offers an exceptional blend of privacy, natural beauty, and year-round enjoyment. A resort-style gunite pool, direct river access, and beautifully landscaped grounds create a setting that feels more like a private retreat than a residence, while remaining just minutes from Westport

Key facts

• Fully fenced acres
• Saugatuck river
• Expansive lawns

Tags

• FULLY FENCED ACRES
• EXPANSIVE LAWNS
• SAUGATUCK RIVER
• WATERFRONT SETTING
• QUIET LOWER WESTON CUL-DE-SAC
• RESORT-STYLE GUNITE POOL

Property features AI

Exterior

• Parking: Attached garage; Three-car garage
• Utilities: Private well water; Septic sewage system; Above-ground fuel tank
• Home design: Single-family home; Direct waterfront on a river; Secluded, lightly wooded, level lot; On a cul-de-sac; Professionally landscaped; Dry lot
• Construction: Frame construction; Shingle exterior siding; Asphalt shingle roof; Concrete foundation; Brown exterior color; Built with radon mitigation for air and water
• Exterior features: Balcony; Deck; Patio; French doors; Gutters; Lighting; Garden area; Underground sprinkler; Swimming pool (gunite, heated, in-ground) with safety fence

Interior

• Kitchen: Gas cooktop; Gas range; Range hood; Counter grill; Refrigerator; Freezer; Icemaker; Dishwasher
• Bedrooms: Four bedrooms
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Hot air heating (oil-fired); Solar-assisted and propane hot water; Programmable thermostat; Generator
• Interior features: Ten total rooms; Full, unfinished basement; Attic with pull-down stairs; Solarium; Laundry room (upper level)
• Laundry & utility: Washer; Electric dryer; Laundry on 2nd floor

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.90M).
• Recommended offer: $1.87M (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.9% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $57k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($1.87M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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, 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 $1,870,515 (1.5% below list)

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: 1.09% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $2,063,756
• List price: $1,899,000
• Delta: 11.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Lilac Ln	0.25mi	5/4.0 (+1)	5,410 (-2%)	21mo	$1,950,000	$360	60
26 Heritage Ln	0.54mi	4/3.0	4,875 (-12%)	10mo	$1,375,000	$282	45
40 Cardinal Rd	0.70mi	5/4.0 (+1)	5,739 (+4%)	20mo	$1,810,000	$315	38

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-96,820
• Equity at exit: $283,147

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $187,900
• Equity at exit: $164,191

Cash invested: $531,720 (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: 7.7×

Monthly cashflow live

• Estimated rent: $20,634 medium
• Mortgage (P&I): −$9,959
• Tax from tax record: −$2,243 /mo · $26,919/yr
• Insurance: −$791
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,333
• Net cashflow: $3,308

Break-even live

Break-even rent $16,447

Max offer price $1,899,000

Occupancy floor 79%

Sensitivity live

Price	-10% $4,383	-5% $3,845	+0% $3,308	+5% $2,770	+10% $2,233
Rent	-10% $1,678	-5% $2,493	+0% $3,308	+5% $4,123	+10% $4,938
Rate	-1.0pp $4,264	-0.5pp $3,791	base $3,308	+0.5pp $2,816	+1.0pp $2,315

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: $474,750
• Closing costs: $56,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Blueberry Hill Rd Weston, CT	4.0	3.5	4500	$9,500	$2.11	3d	1	0.87mi
15 Catamount Rd Westport, CT	4.0	4.5	5462	$22,500	$4.12	3d	1	1.07mi
37 Beaverbrook Rd Weston, CT	5.0	4.5	6734	$35,000	$5.20	44d	1	1.35mi

Listing history 19 events

1. 2026-06-21
   status $1,899,000 Under Contract 18 DOM
2. 2026-06-18
   days on market $1,899,000 Active 18 DOM
3. 2026-06-17
   days on market $1,899,000 Active 17 DOM
4. 2026-06-16
   days on market $1,899,000 Active 16 DOM
5. 2026-06-15
   days on market $1,899,000 Active 15 DOM
6. 2026-06-13
   days on market $1,899,000 Active 13 DOM
7. 2026-06-13
   days on market $1,899,000 Active 12 DOM
8. 2026-06-10
   days on market $1,899,000 Active 10 DOM
9. 2026-06-09
   days on market $1,899,000 Active 9 DOM
10. 2026-06-08
    days on market $1,899,000 Active 8 DOM
11. 2026-06-07
    days on market $1,899,000 Active 7 DOM
12. 2026-06-03
    days on market $1,899,000 Active 3 DOM
13. 2026-06-03
    days on market $1,899,000 Active 2 DOM
14. 2026-05-31
    pricedays on marketlisting id $1,899,000 Active 1 DOM
15. 2026-05-31
    days on market $2,295,000 Active 27 DOM
16. 2026-05-04
    historical
17. 2026-05-04
    listed $2,295,000 Active 1225-char remark
18. 2026-04-29
    listed $13,900
19. 2026-04-17
    listed $2,795,000 Active

ⓘ 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: $26,919 · $2,243/mo
• Projected year-2 tax: $33,779 · $2,815/mo
• Expected delta: +$6,860/yr (+$572/mo · 25.5%)

ⓘ 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 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: $247,606
• − Mortgage interest: −$106,374
• − Property taxes: −$26,919
• − Insurance: −$9,495
• − Repairs & maintenance: −$19,809
• − Management: −$19,809
• − Depreciation: −$55,244
• Taxable income: $9,958
• Est. tax owed @ 24.0%: −$2,390
• After-tax cash flow: $37,302/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

-99.5% since first listed

7 events — show timeline

• 2026-06-01 Rental Removed $13,900 SMARTMLS
• 2026-05-31 Listing Removed — Smart MLS
• 2026-05-30 Listed $1,899,000 Smart MLS
• 2026-05-04 Listing Removed — Smart MLS
• 2026-05-04 Listed $2,295,000 Smart MLS
• 2026-04-29 Listed for Rent $13,900 SMARTMLS
• 2026-04-17 Listed $2,795,000 Smart MLS

Property tax history

+0.6%/yr

Latest (2023): $26,919 · +0.3% YoY. Source: county tax records.