16 Hall Ln · Gaylordsville, CT 06755

$529,000

5 bd · 3.5 ba · 2,926 sqft · SingleFamily public records · 47 Days on market

Built 1962 2.09 ac lot $181/sqft · at area comps Est $648k · 18% under

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

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.6/30.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.1/10.0

Listing remarks MLS

4 Bedroom colonial with a legal accessory apartment on the ground floor. If you require a separate space for an in-law then this flexible arrangement is your ticket. The main house is a 4 bedroom colonial with a 2 car garage on a level 2 acre lot on a private cul-de-sac. A wing was added to create an Accessory Apartment with separate entrance with dedicated parking with only a few steps to enter. It has a large living room, eat-in kitchen, bedroom, den or office and a full bath. This amazing space has many uses - office, au-pair, mother in law etc. You enter the main house from the welcoming front porch which opens into the living room with hardwood floors, fireplace and bay window. The main house has an updated kitchen open to the dining room with a granite center island, stainless appliances and a gas cooktop. Upstairs there are 4 bedrooms including the master suite and a separate laundry room. Downstairs is a vast family room with fireplace. Entertaining outside is a pleasure on the huge 35x12 private deck. The circular driveway allows easy access to the two car garage. A shed for all your tools completes the picture of life in a bucolic setting yet only minutes to the NY state line and 15 minutes to the Metro North train to NYC.

Key facts

• 2.09 acre lot
• 2 garage spots
• Built 1962

Property features AI

Exterior

• Parking: Attached garage for 2 cars
• Utilities: Private well water; Septic sewage; Oil domestic hot water; Active solar; Thermopane windows
• Home design: Single-family home
• Construction: Built with frame construction; Blue exterior; Concrete foundation; Asphalt shingle roof
• Exterior features: Shed; Deck and covered deck; Lightly wooded, sloping lot

Interior

• Kitchen: Gas cooktop; Wall oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard and hot air heat; Oil-fired heating (fuel tank in basement)
• Interior features: 14 total rooms; Partial, heated, partially finished basement; Attic with pull-down stairs; Possible in-law apartment with first-floor separate entry; Two fireplaces; Central air conditioning
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $529k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (40.2% below list).
• Recommended offer: $316k (40.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• New Milford School District (suburban): math 29% / reading 47% proficiency, ranked #100 of 153 in CT (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Hill And Plain School (377 students, 47% FRL); Schaghticoke Middle School (math 28% / reading 47%, grade F, #112 of 175 statewide, top 66%, 811 students, 36% FRL); New Milford High School (math 33% / reading 62%, grade D, #91 of 194 statewide, top 47%, 1,247 students, 31% FRL) — zoned schools average 38% FRL vs 15% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• In year one you build about $57k of equity ($4k loan paydown + $53k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($513k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $368k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $316,229 (40.2% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.60% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.86%
• DSCR: 0.61
• GRM: 13.9

CMA / ARV

• ARV (median comp): $647,767
• List price: $529,000
• Delta: -18.33%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Colonial Ridge Dr	0.25mi	4/3.5 (-1)	2,984 (+2%)	23mo	$565,000	$189	61
37 Colonial Ridge Dr	0.31mi	4/2.5 (-1)	2,736 (-6%)	7mo	$525,000	$192	60
26 Colonial Ridge Dr	0.30mi	4/2.5 (-1)	3,275 (+12%)	13mo	$602,000	$184	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.47×
• Total profit: $218,428
• Equity at exit: $476,565

10-year hold

• IRR: 16.9%
• Equity multiple: 5.71×
• Total profit: $698,053
• Equity at exit: $1,027,731

Cash invested: $148,120 (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 06755

• Home prices YoY: 4.4%
• Active inventory: 8
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,162 medium
• Mortgage (P&I): −$2,774
• Tax from tax record: −$598 /mo · $7,174/yr
• Insurance: −$220
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $-1,094

Break-even live

Break-even rent $4,547

Max offer price $335,709

Occupancy floor —

Sensitivity live

Price	-10% $-795	-5% $-944	+0% $-1,094	+5% $-1,244	+10% $-1,394
Rent	-10% $-1,344	-5% $-1,219	+0% $-1,094	+5% $-969	+10% $-844
Rate	-1.0pp $-828	-0.5pp $-960	base $-1,094	+0.5pp $-1,231	+1.0pp $-1,371

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: $132,250
• Closing costs: $15,870
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   status $529,000 Under Contract 47 DOM
2. 2026-06-18
   days on market $529,000 Under Contract - Continue to Show 47 DOM
3. 2026-06-17
   days on market $529,000 Under Contract - Continue to Show 46 DOM
4. 2026-06-16
   days on market $529,000 Under Contract - Continue to Show 45 DOM
5. 2026-06-15
   days on market $529,000 Under Contract - Continue to Show 44 DOM
6. 2026-06-14
   days on market $529,000 Under Contract - Continue to Show 42 DOM
7. 2026-06-13
   days on market $529,000 Under Contract - Continue to Show 41 DOM
8. 2026-06-10
   days on market $529,000 Under Contract - Continue to Show 39 DOM
9. 2026-06-09
   days on market $529,000 Under Contract - Continue to Show 38 DOM
10. 2026-06-08
    days on market $529,000 Under Contract - Continue to Show 37 DOM
11. 2026-06-07
    days on market $529,000 Under Contract - Continue to Show 36 DOM
12. 2026-06-05
    days on market $529,000 Under Contract - Continue to Show 33 DOM
13. 2026-06-03
    days on market $529,000 Under Contract - Continue to Show 32 DOM
14. 2026-06-02
    days on market $529,000 Under Contract - Continue to Show 31 DOM
15. 2026-06-01
    days on market $529,000 Under Contract - Continue to Show 30 DOM
16. 2026-05-31
    days on market $529,000 Under Contract - Continue to Show 29 DOM
17. 2026-05-30
    days on market $529,000 Under Contract - Continue to Show 28 DOM
18. 2026-05-07
    historical Under Contract - Continue to Show 1344-char remark
19. 2026-05-03
    listed $529,000 Active 1344-char remark
20. 2026-04-29
    historical $529,000 1344-char remark
21. 2021-01-08
    soldstatus $367,500
22. 2021-01-07
    soldstatus $367,500 Closed 1252-char remark

    Show marketing remark (1252 chars)

    4 Bedroom colonial with a legal accessory apartment on the ground floor. If you require a separate space for an in-law then this flexible arrangement is your ticket. The main house is a 4 bedroom colonial with a 2 car garage on a level 2 acre lot on a private cul-de-sac. A wing was added to create an Accessory Apartment with separate entrance with dedicated parking with only a few steps to enter. It has a large living room, eat-in kitchen, bedroom, den or office and a full bath. This amazing space has many uses - office, au-pair, mother in law etc. You enter the main house from the welcoming front porch which opens into the living room with hardwood floors, fireplace and bay window. The main house has an updated kitchen open to the dining room with a granite center island, stainless appliances and a gas cooktop. Upstairs there are 4 bedrooms including the master suite and a separate laundry room. Downstairs is a vast family room with fireplace. Entertaining outside is a pleasure on the huge 35x12 private deck. The circular driveway allows easy access to the two car garage. A shed for all your tools completes the picture of life in a bucolic setting yet only minutes to the NY state line and 15 minutes to the Metro North train to NYC.

23. 2020-11-11
    historical Under Contract - Continue to Show 1252-char remark

    Show marketing remark (1252 chars)

    4 Bedroom colonial with a legal accessory apartment on the ground floor. If you require a separate space for an in-law then this flexible arrangement is your ticket. The main house is a 4 bedroom colonial with a 2 car garage on a level 2 acre lot on a private cul-de-sac. A wing was added to create an Accessory Apartment with separate entrance with dedicated parking with only a few steps to enter. It has a large living room, eat-in kitchen, bedroom, den or office and a full bath. This amazing space has many uses - office, au-pair, mother in law etc. You enter the main house from the welcoming front porch which opens into the living room with hardwood floors, fireplace and bay window. The main house has an updated kitchen open to the dining room with a granite center island, stainless appliances and a gas cooktop. Upstairs there are 4 bedrooms including the master suite and a separate laundry room. Downstairs is a vast family room with fireplace. Entertaining outside is a pleasure on the huge 35x12 private deck. The circular driveway allows easy access to the two car garage. A shed for all your tools completes the picture of life in a bucolic setting yet only minutes to the NY state line and 15 minutes to the Metro North train to NYC.

24. 2020-10-29
    price $385,000 1252-char remark

    Show marketing remark (1252 chars)

    4 Bedroom colonial with a legal accessory apartment on the ground floor. If you require a separate space for an in-law then this flexible arrangement is your ticket. The main house is a 4 bedroom colonial with a 2 car garage on a level 2 acre lot on a private cul-de-sac. A wing was added to create an Accessory Apartment with separate entrance with dedicated parking with only a few steps to enter. It has a large living room, eat-in kitchen, bedroom, den or office and a full bath. This amazing space has many uses - office, au-pair, mother in law etc. You enter the main house from the welcoming front porch which opens into the living room with hardwood floors, fireplace and bay window. The main house has an updated kitchen open to the dining room with a granite center island, stainless appliances and a gas cooktop. Upstairs there are 4 bedrooms including the master suite and a separate laundry room. Downstairs is a vast family room with fireplace. Entertaining outside is a pleasure on the huge 35x12 private deck. The circular driveway allows easy access to the two car garage. A shed for all your tools completes the picture of life in a bucolic setting yet only minutes to the NY state line and 15 minutes to the Metro North train to NYC.

25. 2020-10-09
    listed $395,000 Active 1252-char remark

    Show marketing remark (1252 chars)

    4 Bedroom colonial with a legal accessory apartment on the ground floor. If you require a separate space for an in-law then this flexible arrangement is your ticket. The main house is a 4 bedroom colonial with a 2 car garage on a level 2 acre lot on a private cul-de-sac. A wing was added to create an Accessory Apartment with separate entrance with dedicated parking with only a few steps to enter. It has a large living room, eat-in kitchen, bedroom, den or office and a full bath. This amazing space has many uses - office, au-pair, mother in law etc. You enter the main house from the welcoming front porch which opens into the living room with hardwood floors, fireplace and bay window. The main house has an updated kitchen open to the dining room with a granite center island, stainless appliances and a gas cooktop. Upstairs there are 4 bedrooms including the master suite and a separate laundry room. Downstairs is a vast family room with fireplace. Entertaining outside is a pleasure on the huge 35x12 private deck. The circular driveway allows easy access to the two car garage. A shed for all your tools completes the picture of life in a bucolic setting yet only minutes to the NY state line and 15 minutes to the Metro North train to NYC.

26. 2017-03-16
    soldstatus $322,500

    Show marketing remark (774 chars)

    GAYLORDSVILLE-Level and usable 2+ ACRES in back to nature COUNTRY setting. Delicious new Kitchen w/large center island & breakfast bar/granite counters & stainless steel appliances open to dining area.Living room w/fireplace & pellet stove insert.ML rooms include Family Room,Den,Eat-in Kitchen,BD & BA currently pending accessory apt approval. UL master, 3-4 additional bedrooms,2 BA and laundry. Lower Level Game Room w/fireplace offers flex space as game room or office space. A large yard to romp & play or dig in the dirt and plant a garden! Large rear Deck & front Porch awaits your rocking chair. All the pleasure of Country Life Await You!A wonderful Value with loads of space!Updated Baths.10M to train for easy down county/NY area commutes.

27. 2017-03-16
    soldstatus $322,500

    Show marketing remark (774 chars)

    GAYLORDSVILLE-Level and usable 2+ ACRES in back to nature COUNTRY setting. Delicious new Kitchen w/large center island & breakfast bar/granite counters & stainless steel appliances open to dining area.Living room w/fireplace & pellet stove insert.ML rooms include Family Room,Den,Eat-in Kitchen,BD & BA currently pending accessory apt approval. UL master, 3-4 additional bedrooms,2 BA and laundry. Lower Level Game Room w/fireplace offers flex space as game room or office space. A large yard to romp & play or dig in the dirt and plant a garden! Large rear Deck & front Porch awaits your rocking chair. All the pleasure of Country Life Await You!A wonderful Value with loads of space!Updated Baths.10M to train for easy down county/NY area commutes.

28. 2017-02-25
    historical

    Show marketing remark (774 chars)

    GAYLORDSVILLE-Level and usable 2+ ACRES in back to nature COUNTRY setting. Delicious new Kitchen w/large center island & breakfast bar/granite counters & stainless steel appliances open to dining area.Living room w/fireplace & pellet stove insert.ML rooms include Family Room,Den,Eat-in Kitchen,BD & BA currently pending accessory apt approval. UL master, 3-4 additional bedrooms,2 BA and laundry. Lower Level Game Room w/fireplace offers flex space as game room or office space. A large yard to romp & play or dig in the dirt and plant a garden! Large rear Deck & front Porch awaits your rocking chair. All the pleasure of Country Life Await You!A wonderful Value with loads of space!Updated Baths.10M to train for easy down county/NY area commutes.

29. 2016-09-23
    listed $329,000

    Show marketing remark (774 chars)

    GAYLORDSVILLE-Level and usable 2+ ACRES in back to nature COUNTRY setting. Delicious new Kitchen w/large center island & breakfast bar/granite counters & stainless steel appliances open to dining area.Living room w/fireplace & pellet stove insert.ML rooms include Family Room,Den,Eat-in Kitchen,BD & BA currently pending accessory apt approval. UL master, 3-4 additional bedrooms,2 BA and laundry. Lower Level Game Room w/fireplace offers flex space as game room or office space. A large yard to romp & play or dig in the dirt and plant a garden! Large rear Deck & front Porch awaits your rocking chair. All the pleasure of Country Life Await You!A wonderful Value with loads of space!Updated Baths.10M to train for easy down county/NY area commutes.

30. 2008-08-15
    soldstatus $350,000
31. 2008-08-14
    soldstatus $350,000
32. 2007-09-10
    listed $359,900

ⓘ 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: $7,174 · $598/mo
• Projected year-2 tax: $9,247 · $771/mo
• Expected delta: +$2,073/yr (+$173/mo · 28.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,947
• − Mortgage interest: −$29,632
• − Property taxes: −$7,174
• − Insurance: −$2,645
• − Repairs & maintenance: −$3,036
• − Management: −$3,036
• − Depreciation: −$15,389
• Taxable loss: −$22,964
• Est. tax savings @ 24.0%: +$5,511
• After-tax cash flow: $-7,619/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: New Milford School District
• NCES district ID: 0902850
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $81,576
• Composite: 35.78/100
• National rank: #4839
• State rank: #100 of 153 in CT

Livability — Gaylordsville

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

Census & demographics

• Census place: Gaylordsville, CT
• City population: 975
• Population (ZIP): 975

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 1%
• Common ancestry: Lithuanian 7% Slovak 4% Portuguese 4%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 90% English-only · Spanish 9% German/W. Germanic 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: ▲ 12.78%
• Current HPI: 306.1118
• 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

+47.0% since first listed

16 events — show timeline

• 2026-06-18 Pending — Smart MLS
• 2026-05-07 Contingent — Smart MLS
• 2026-05-03 Listed $529,000 Smart MLS
• 2026-04-29 Coming Soon $529,000 Smart MLS
• 2021-01-08 Sold (Public Records) $367,500 Public Records
• 2021-01-07 Sold (MLS) $367,500 Smart MLS
• 2020-11-11 Contingent — Smart MLS
• 2020-10-29 Price Changed $385,000 Smart MLS
• 2020-10-09 Listed $395,000 Smart MLS
• 2017-03-16 Sold (Public Records) $322,500 Public Records
• 2017-03-16 Sold (MLS) $322,500 Smart MLS
• 2017-02-25 Listing Removed — Smart MLS
• 2016-09-23 Listed $329,000 Smart MLS
• 2008-08-15 Sold (Public Records) $350,000 Public Records
• 2008-08-14 Sold (MLS) $350,000 Smart MLS
• 2007-09-10 Listed $359,900 Smart MLS

Property tax history

+1.8%/yr

Latest (2023): $7,174 · +2.2% YoY. Source: county tax records.