320 Ingleside Dr · Stamford, CT 06903

$859,000

4 bd · 2.5 ba · 2,314 sqft · SingleFamily public records · 13 Days on market

Built 1930 0.36 ac lot Est $828k · 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 +5.8/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Older Colonial On Almost 1/2 Private Acre Surrondedby Water Company & Woods. Built-Ins, Moldings,Hardwood Flooralarm System, Exclus. All Window Treatms.Attic Fan & S.S. Dog Sam Friendly, Don't Let Out!

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1930

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well; Septic system; Domestic hot water with oil; Electric service (standard)
• Home design: Single-family home; White exterior
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Vinyl siding; Has attic with floored storage and pull-down stairs; Partial, unfinished basement with storage and interior access; partial walk-out
• Exterior features: Deck; Covered deck; Beach rights; Non-conforming, sloping lot

Interior

• Kitchen: Gas range; Microwave; Range hood; Refrigerator; Dishwasher; Disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Oil-fueled heating; Baseboard, hot water and radiator heat; Fuel tank located in basement
• Interior features: Auto garage door opener; Pre-wired for cable; Security system; 2 fireplaces; Wall and window cooling units; Generator; Programmable thermostat; Ridge vents; Storm doors; Thermopane windows
• Laundry & utility: Washer and dryer included; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $859k.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $859k).
• Cap rate 12.8% vs local median 3.0% in Stamford — 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 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northeast School (math 40% / reading 39%, grade F, #298 of 553 statewide, top 56%, 495 students, 40% FRL); Westhill High School (math 33% / reading 50%, grade F, #102 of 194 statewide, top 53%, 2,265 students, 50% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 73 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 $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $241k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 34y ago; this cycle's ask is 115% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $393k; list at $859k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $859,000

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.19%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $828,412
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2620 High Ridge Rd	0.63mi	4/2.5	2,346 (+1%)	9mo	$840,000	$358	61
477 Woodbine Rd	0.24mi	3/4.0 (-1)	2,444 (+6%)	11mo	$1,010,477	$413	60
299 Ingleside Dr	0.05mi	3/2.0 (-1)	1,998 (-14%)	13mo	$860,000	$430	56
78 Trinity Pass	0.70mi	4/4.0	2,408 (+4%)	5mo	$775,000	$322	50
250 Woodbine Rd	0.69mi	3/2.0 (-1)	2,133 (-8%)	15mo	$750,000	$352	35

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $156,788
• Equity at exit: $128,080

10-year hold

• IRR: 24.8%
• Equity multiple: 3.15×
• Total profit: $517,663
• Equity at exit: $74,271

Cash invested: $240,520 (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 06903

• Active inventory: 73
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $13,000 medium
• Mortgage (P&I): −$4,505
• Tax from tax record: −$760 /mo · $9,123/yr
• Insurance: −$358
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,730
• Net cashflow: $4,647

Break-even live

Break-even rent $7,118

Max offer price $859,000

Occupancy floor 59%

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: $214,750
• Closing costs: $25,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Tobys Ln New Canaan, CT	3.0	3.0	2897	$13,000	$4.49	3d	1	0.72mi

Listing history 15 events

1. 2026-06-10
   status $859,000 Under Contract 13 DOM
2. 2026-06-09
   days on market $859,000 Under Contract - Continue to Show 13 DOM
3. 2026-06-08
   days on market $859,000 Under Contract - Continue to Show 12 DOM
4. 2026-06-07
   days on market $859,000 Under Contract - Continue to Show 11 DOM
5. 2026-06-05
   days on market $859,000 Under Contract - Continue to Show 8 DOM
6. 2026-06-03
   statusdays on market $859,000 Under Contract - Continue to Show 7 DOM
7. 2026-06-03
   days on market $859,000 Active 6 DOM
8. 2026-06-01
   days on market $859,000 Active 5 DOM
9. 2026-05-31
   days on market $859,000 Active 4 DOM
10. 2026-05-26
    historical $859,000
11. 1999-08-30
    soldstatus $393,000
12. 1999-08-28
    soldstatus $393,000 219-char remark

    Show marketing remark (219 chars)

    Charming Older Colonial On Almost 1/2 Private Acre Surrondedby Water Company & Woods. Built-Ins, Moldings,Hardwood Flooralarm System, Exclus. All Window Treatms.Attic Fan & S.S. Dog Sam Friendly, Don't Let Out!

13. 1999-06-13
    listed $399,900 219-char remark

    Show marketing remark (219 chars)

    Charming Older Colonial On Almost 1/2 Private Acre Surrondedby Water Company & Woods. Built-Ins, Moldings,Hardwood Flooralarm System, Exclus. All Window Treatms.Attic Fan & S.S. Dog Sam Friendly, Don't Let Out!

14. 1993-04-12
    soldstatus $325,000
15. 1992-10-19
    listed $349,000

ⓘ 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: $9,123 · $760/mo
• Projected year-2 tax: $13,753 · $1,146/mo
• Expected delta: +$4,630/yr (+$386/mo · 50.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $156,000
• − Mortgage interest: −$48,117
• − Property taxes: −$9,123
• − Insurance: −$4,295
• − Repairs & maintenance: −$12,480
• − Management: −$12,480
• − Depreciation: −$24,989
• Taxable income: $44,516
• Est. tax owed @ 24.0%: −$10,684
• After-tax cash flow: $45,082/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: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT
• City population: 123,058
• Population (ZIP): 13,630

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 6%
• Hispanic origin (detail): Cuban 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 2%
• Foreign-born: 18% · Canada, China, Dominican Republic
• Languages at home: 78% English-only · Other Indo-European 6% Spanish 5% Russian/Polish/Slavic 4%

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: ▼ -247.05%
• Current HPI: 163.3073
• 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

+146.1% since first listed

6 events — show timeline

• 2026-05-26 Coming Soon $859,000 Smart MLS
• 1999-08-30 Sold (Public Records) $393,000 Public Records
• 1999-08-28 Sold (MLS) $393,000 Smart MLS
• 1999-06-13 Listed $399,900 Smart MLS
• 1993-04-12 Sold (MLS) $325,000 Smart MLS
• 1992-10-19 Listed $349,000 Smart MLS

Property tax history

+1.1%/yr

Latest (2022): $9,123 · +1.4% YoY. Source: county tax records.