32 Wykeham Rd · New Preston, CT 06793

$1,195,000

3 bd · 2.5 ba · 2,046 sqft · SingleFamily public records · 81 Days on market

Built 1850 2.27 ac lot $584/sqft · at area comps Est $1208k · at est.

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• Schools +6.3/10.0
• Appreciation +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tastefully Updated c.1850 Colonial with Pool. Privately Set Back from a Quiet Secondary Town Road, this charming Home Offers 3 Bedrooms & 2.5 Updated Baths. Heated Gunite Pool with Integrated Spa. Eat-in Kitchen with High-end Appliances. Inviting Living Room with Fireplace. Beautiful Stone Terracing and Low-Maintenance Grounds. Ideally Located Moments from Washington Green, Washington Depot, and the Mayflower Inn.

Key facts

• 2.27 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $9k ($113k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.20M).
• Recommended offer: $1.12M (6.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 4.0% in New Preston — 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 69/100 on livability (#105 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Regional School District 12 (rural): math 64% / reading 77% proficiency, ranked #20 of 153 in CT (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 10 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($8k loan paydown + $10k appreciation (0.9% local appreciation)).
• At projected returns (0.9% appreciation + 3.0% rent growth), your $335k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $100k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $900k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,123,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1850 — 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. 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 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: 1.77% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.92%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $1,208,364
• List price: $1,195,000
• Delta: -1.11%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Moody Bridge Rd W	0.66mi	3/2.0	1,899 (-7%)	12mo	$725,000	$382	45
40 Ferry Bridge Rd	0.64mi	2/2.0 (-1)	1,753 (-14%)	15mo	$680,000	$388	27

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

Projected returns pro-forma

0.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 2.84×
• Total profit: $616,333
• Equity at exit: $399,373

10-year hold

• IRR: 38.4%
• Equity multiple: 5.56×
• Total profit: $1,525,564
• Equity at exit: $524,159

Cash invested: $334,600 (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 06793

• Home prices YoY: 0.3%
• Active inventory: 10
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $21,104 medium
• Mortgage (P&I): −$6,267
• Tax from tax record: −$449 /mo · $5,392/yr
• Insurance: −$498
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,432
• Net cashflow: $9,458

Break-even live

Break-even rent $9,132

Max offer price $1,195,000

Occupancy floor 50%

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Kirby Rd Washington, CT	2.0	2.0	2153	$15,900	$7.39	43d	1	0.49mi
115 River Rd Washington Depot, CT	4.0	3.5	2538	$8,500	$3.35	43d	1	1.02mi
126 River Rd Washington Depot, CT	4.0	2.5	2360	$29,500	$12.50	43d	1	1.08mi
47 Calhoun St Washington Depot, CT	4.0	2.0	1720	$26,900	$15.64	43d	1	1.45mi

Listing history 31 events

1. 2026-06-19
   days on market $1,195,000 Active 81 DOM
2. 2026-06-18
   days on market $1,195,000 Active 80 DOM
3. 2026-06-17
   days on market $1,195,000 Active 79 DOM
4. 2026-06-16
   days on market $1,195,000 Active 78 DOM
5. 2026-06-15
   days on market $1,195,000 Active 77 DOM
6. 2026-06-14
   days on market $1,195,000 Active 75 DOM
7. 2026-06-13
   days on market $1,195,000 Active 74 DOM
8. 2026-06-10
   days on market $1,195,000 Active 72 DOM
9. 2026-06-09
   days on market $1,195,000 Active 71 DOM
10. 2026-06-08
    days on market $1,195,000 Active 70 DOM
11. 2026-06-07
    days on market $1,195,000 Active 69 DOM
12. 2026-06-05
    days on market $1,195,000 Active 66 DOM
13. 2026-06-03
    days on market $1,195,000 Active 65 DOM
14. 2026-06-02
    days on market $1,195,000 Active 64 DOM
15. 2026-06-01
    days on market $1,195,000 Active 63 DOM
16. 2026-05-31
    days on market $1,195,000 Active 62 DOM
17. 2026-05-30
    days on market $1,195,000 Active 61 DOM
18. 2026-05-07
    price $1,249,000 421-char remark

    Show marketing remark (421 chars)

    Tastefully Updated c.1850 Colonial with Pool. Privately Set Back from a Quiet Secondary Town Road, this charming Home Offers 3 Bedrooms & 2.5 Updated Baths. Heated Gunite Pool with Integrated Spa. Eat-in Kitchen with High-end Appliances. Inviting Living Room with Fireplace. Beautiful Stone Terracing and Low-Maintenance Grounds. Ideally Located Moments from Washington Green, Washington Depot, and the Mayflower Inn.

19. 2026-03-31
    listed $1,295,000 Active 421-char remark

    Show marketing remark (421 chars)

    Tastefully Updated c.1850 Colonial with Pool. Privately Set Back from a Quiet Secondary Town Road, this charming Home Offers 3 Bedrooms & 2.5 Updated Baths. Heated Gunite Pool with Integrated Spa. Eat-in Kitchen with High-end Appliances. Inviting Living Room with Fireplace. Beautiful Stone Terracing and Low-Maintenance Grounds. Ideally Located Moments from Washington Green, Washington Depot, and the Mayflower Inn.

20. 2026-03-27
    historical $1,295,000 421-char remark

    Show marketing remark (421 chars)

    Tastefully Updated c.1850 Colonial with Pool. Privately Set Back from a Quiet Secondary Town Road, this charming Home Offers 3 Bedrooms & 2.5 Updated Baths. Heated Gunite Pool with Integrated Spa. Eat-in Kitchen with High-end Appliances. Inviting Living Room with Fireplace. Beautiful Stone Terracing and Low-Maintenance Grounds. Ideally Located Moments from Washington Green, Washington Depot, and the Mayflower Inn.

21. 2020-12-04
    soldstatus $900,000 Closed 412-char remark

    Show marketing remark (412 chars)

    Wonderfully Restored & Updated Colonial with Pool. Set Back from Secondary Town Rd, this Charming c1850 Colonial Has 3 Bedrooms & 2.5 Updated Baths. Heated Gunite Pool with Hot Tub. Eat-in Kitchen with high End Appliances. Living Room with Fireplace. Private Master Suite with Full Bath. Stone Terracing. Low Maintenance. Arm's Distance to Historic Washington Green, Washington Depot & Mayflower Inn.

22. 2020-12-04
    soldstatus $900,000

    Show marketing remark (412 chars)

    Wonderfully Restored & Updated Colonial with Pool. Set Back from Secondary Town Rd, this Charming c1850 Colonial Has 3 Bedrooms & 2.5 Updated Baths. Heated Gunite Pool with Hot Tub. Eat-in Kitchen with high End Appliances. Living Room with Fireplace. Private Master Suite with Full Bath. Stone Terracing. Low Maintenance. Arm's Distance to Historic Washington Green, Washington Depot & Mayflower Inn.

23. 2020-10-19
    historical Under Contract - Continue to Show 412-char remark

    Show marketing remark (412 chars)

    Wonderfully Restored & Updated Colonial with Pool. Set Back from Secondary Town Rd, this Charming c1850 Colonial Has 3 Bedrooms & 2.5 Updated Baths. Heated Gunite Pool with Hot Tub. Eat-in Kitchen with high End Appliances. Living Room with Fireplace. Private Master Suite with Full Bath. Stone Terracing. Low Maintenance. Arm's Distance to Historic Washington Green, Washington Depot & Mayflower Inn.

24. 2020-09-03
    price $995,000 412-char remark

    Show marketing remark (412 chars)

    Wonderfully Restored & Updated Colonial with Pool. Set Back from Secondary Town Rd, this Charming c1850 Colonial Has 3 Bedrooms & 2.5 Updated Baths. Heated Gunite Pool with Hot Tub. Eat-in Kitchen with high End Appliances. Living Room with Fireplace. Private Master Suite with Full Bath. Stone Terracing. Low Maintenance. Arm's Distance to Historic Washington Green, Washington Depot & Mayflower Inn.

25. 2020-08-24
    listed $1,095,000 Active 412-char remark

    Show marketing remark (412 chars)

    Wonderfully Restored & Updated Colonial with Pool. Set Back from Secondary Town Rd, this Charming c1850 Colonial Has 3 Bedrooms & 2.5 Updated Baths. Heated Gunite Pool with Hot Tub. Eat-in Kitchen with high End Appliances. Living Room with Fireplace. Private Master Suite with Full Bath. Stone Terracing. Low Maintenance. Arm's Distance to Historic Washington Green, Washington Depot & Mayflower Inn.

26. 2004-06-14
    soldstatus $675,000
27. 2004-06-10
    soldstatus $675,000
28. 2004-03-31
    listed $680,000
29. 2000-04-06
    soldstatus $365,000
30. 2000-03-07
    historical
31. 1999-09-22
    listed $399,000

ⓘ 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: $5,392 · $449/mo
• Projected year-2 tax: $15,482 · $1,290/mo
• Expected delta: +$10,090/yr (+$841/mo · 187.1%)

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $253,243
• − Mortgage interest: −$66,939
• − Property taxes: −$5,392
• − Insurance: −$5,975
• − Repairs & maintenance: −$20,259
• − Management: −$20,259
• − Depreciation: −$34,764
• Taxable income: $99,655
• Est. tax owed @ 24.0%: −$23,917
• After-tax cash flow: $89,577/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: Regional School District 12
• NCES district ID: 0903530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $86,065
• Composite: 63.18/100
• National rank: #638
• State rank: #20 of 153 in CT

Livability — New Preston

• Score: 69/100
• State rank: #105
• US rank: #9031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,802
• Population (ZIP): 1,270

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 17% Two or more races 3% Asian 2%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 4%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 2% German/W. Germanic 1%

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: ▲ 0.86%
• Current HPI: 260.8543
• 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

+213.0% since first listed

14 events — show timeline

• 2026-05-07 Price Changed $1,249,000 Smart MLS
• 2026-03-31 Listed $1,295,000 Smart MLS
• 2026-03-27 Coming Soon $1,295,000 Smart MLS
• 2020-12-04 Sold (Public Records) $900,000 Public Records
• 2020-12-04 Sold (MLS) $900,000 Smart MLS
• 2020-10-19 Contingent — Smart MLS
• 2020-09-03 Price Changed $995,000 Smart MLS
• 2020-08-24 Listed $1,095,000 Smart MLS
• 2004-06-14 Sold (MLS) $675,000 Smart MLS
• 2004-06-10 Sold (Public Records) $675,000 Public Records
• 2004-03-31 Listed $680,000 Smart MLS
• 2000-04-06 Sold (Public Records) $365,000 Public Records
• 2000-03-07 Listing Removed — Smart MLS
• 1999-09-22 Listed $399,000 Smart MLS

Property tax history

+0.4%/yr

Latest (2023): $5,392 · +0.0% YoY. Source: county tax records.