148 Old Redding Rd · Topstone, CT 06896

$750,000

4 bd · 2.5 ba · 2,328 sqft · SingleFamily public records · 8 Days on market

Built 1959 2.00 ac lot Est $901k · 17% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HIGHEST and BEST By TUESDAY MAY 5TH. Tucked away, off the beaten path and down a quiet country lane, this charming 4-bedroom, 2.5-bath Cape Cod home offers a peaceful retreat surrounded by nature. With more than 2,300 square feet of living space, this well-loved home combines warmth, character, and endless potential. The main level features two bedrooms, a full bath, and a flexible layout that includes a kitchen, dining room and living room with a fireplace. A beautiful sun-room overlooking the woods provides a special retreat to unwind from the day. An office/library area with built-in shelves and access to the deck provides the perfect space for working or relaxing. An additional roughed-

Key facts

• 2 acre lot
• 2 garage spots
• Built 1959

Property features AI

Exterior

• Parking: Attached garage (2 garages); Driveway parking (circular, gravel); Off-street parking; Unpaved parking; Total of 6 parking spaces
• Utilities: Private well water; Septic sewage; Natural gas service; Generator; Radon mitigation for water
• Home design: Single-family home; Brown exterior siding (shingle)
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Built details: living area recorded as 2328
• Exterior features: Porch; Deck; Gutters; Secluded, lightly wooded, level lot on a cul-de-sac; Circular gravel driveway between stone walls

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heat (natural gas); Central air conditioning; Natural gas hot water with 40-gallon tank
• Interior features: 7 total rooms; Possible in-law apartment with separate lower-level entry; 2 fireplaces; Basement is full, partially finished, heated, offers storage, interior access, walk-out and livable space; Has attic with floored, partially finished storage space; Roughed-in bath; Sitting room; Solarium; Workshop
• Laundry & utility: Washer and dryer included; Laundry located in the basement / lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $10k ($126k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $750k).

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 09 (rural): math 75% / reading 90% proficiency, ranked #7 of 192 in CT (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Joel Barlow High School (math 57% / reading 82%, grade B, #18 of 194 statewide, top 10%, 768 students, 12% FRL).
• Zoned-school proficiency averages 70% at this address vs 82% district-wide (-13 pts) — the specific schools serving this property underperform the Regional School District 09 average; the district grade overstates school quality for this exact location.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $310k; list at $750k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $750,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.67% ✓
• Cap rate: 23.09%
• Cash-on-cash: 59.99%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $900,936
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 mine hill Rd	0.41mi	4/2.5	2,343 (+1%)	22mo	$675,000	$288	62
74 Seventy Acre Rd	0.52mi	3/2.5 (-1)	2,455 (+6%)	2mo	$950,000	$387	60
8 Archers Ln	0.75mi	4/2.5	2,200 (-6%)	22mo	$880,000	$400	37

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: 58.7%
• Equity multiple: 3.61×
• Total profit: $547,455
• Equity at exit: $111,827

10-year hold

• IRR: 63.5%
• Equity multiple: 7.38×
• Total profit: $1,339,184
• Equity at exit: $64,846

Cash invested: $210,000 (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 06896

• Active inventory: 62
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $20,000 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$1,057 /mo · $12,679/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,200
• Net cashflow: $10,498

Break-even live

Break-even rent $6,712

Max offer price $750,000

Occupancy floor 43%

Sensitivity live

Price	-10% $10,922	-5% $10,710	+0% $10,498	+5% $10,286	+10% $10,073
Rent	-10% $8,918	-5% $9,708	+0% $10,498	+5% $11,288	+10% $12,078
Rate	-1.0pp $10,876	-0.5pp $10,689	base $10,498	+0.5pp $10,303	+1.0pp $10,106

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Seventy Acre Rd Redding, CT	4.0	4.5	3350	$20,000	$5.97	3d	1	0.67mi

Listing history 4 events

1. 2026-05-07
   status Under Contract
2. 2026-04-30
   listed $750,000 Active
3. 2026-04-24
   historical $750,000
4. 1990-03-12
   soldstatus $310,000

ⓘ 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: $12,679 · $1,057/mo
• Projected year-2 tax: $14,364 · $1,197/mo
• Expected delta: +$1,686/yr (+$140/mo · 13.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $240,000
• − Mortgage interest: −$42,012
• − Property taxes: −$12,679
• − Insurance: −$3,750
• − Repairs & maintenance: −$19,200
• − Management: −$19,200
• − Depreciation: −$21,818
• Taxable income: $121,341
• Est. tax owed @ 24.0%: −$29,122
• After-tax cash flow: $96,852/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 09
• NCES district ID: 0903780
• Math proficiency: 75% ▲ 3.00%
• Reading proficiency: 90% ▲ 5.00%
• Median HH income: $120,713
• Composite: 77.14/100
• National rank: #169
• State rank: #7 of 192 in CT

Livability — Topstone

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,719

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 5% Scotch-Irish 5% Romanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▼ -236.94%
• Current HPI: 163.4307
• 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

+141.9% since first listed

4 events — show timeline

• 2026-05-07 Pending — Smart MLS
• 2026-04-30 Listed $750,000 Smart MLS
• 2026-04-24 Coming Soon $750,000 Smart MLS
• 1990-03-12 Sold (Public Records) $310,000 Public Records

Property tax history

+3.1%/yr

Latest (2023): $12,679 · +18.6% YoY. Source: county tax records.