3 Hills Ln #3 · Norwalk, CT 06880

$525,000

3 bd · 2.0 ba · 1,386 sqft · Condo · 37 Days on market

Built 1974 Good condition $330/mo HOA · 4% of rent

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

Key facts

• $330 HOA
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $525k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $525k).
• Recommended offer: $509k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.4% in Norwalk — 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 77/100 on livability (#41 in CT, #2,966 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A; Watch: amenities C-, cost of living F.
• Norwalk School District (urban): math 29% / reading 44% proficiency, ranked #104 of 153 in CT (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wolfpit Integrated Arts Elementary School (math 32% / reading 47%, grade F, #298 of 553 statewide, top 56%, 361 students, 37% FRL); Nathan Hale Middle School (math 29% / reading 45%, grade F, #116 of 175 statewide, top 67%, 545 students, 54% FRL); Norwalk High School (math 33% / reading 58%, grade D-, #93 of 194 statewide, top 48%, 1,484 students, 51% FRL).
• Market conditions: Rents rising fast (+5.6%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 40% of the median local income ($250k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $147k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $74k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $280k; list at $525k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $509,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.87%
• DSCR: 1.97
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.58% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.74×
• Total profit: $108,246
• Equity at exit: $78,279

10-year hold

• IRR: 28.0%
• Equity multiple: 3.80×
• Total profit: $412,082
• Equity at exit: $45,392

Cash invested: $147,000 (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 06880

• Rents YoY: 5.6%
• Active inventory: 196
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $8,401 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$330
• Vacancy / Maint / Mgmt: −$1,764
• Net cashflow: $2,679

Break-even live

Break-even rent $5,010

Max offer price $525,000

Occupancy floor 63%

Sensitivity live

Price	-10% $3,042	-5% $2,860	+0% $2,679	+5% $2,497	+10% $2,316
Rent	-10% $2,015	-5% $2,347	+0% $2,679	+5% $3,011	+10% $3,343
Rate	-1.0pp $2,943	-0.5pp $2,812	base $2,679	+0.5pp $2,543	+1.0pp $2,404

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Willard Rd Norwalk, CT	1.0–2.0	1.0–2.0	1048	$4,326	$4.13	5d	37	0.41mi
33 Strathmore Ln #33 Westport, CT	2.0	2.5	1440	$4,100	$2.85	16d	1	0.59mi
41 Wolfpit Ave Norwalk, CT	2.0	1.0	1100	$2,650	$2.41	12d	2	0.68mi
28 Treadwell Ave Westport, CT	3.0	3.0	1651	$6,950	$4.21	5d	1	0.71mi
42 County St Norwalk, CT	2.0	2.0	910	$3,680	$4.04	45d	1	0.77mi
42 County St Norwalk, CT	2.0	2.0	910	$3,680	$4.04	23d	1	0.77mi
2 Margaret St Norwalk, CT	2.0	1.0	1351	$4,000	$2.96	5d	1	0.84mi
253 Riverside Ave Unit 101 Westport, CT	2.0	3.0	1300	$10,500	$8.08	25d	1	0.86mi
253 Riverside Ave Unit 202 Westport, CT	2.0	3.0	1200	$11,500	$9.58	25d	1	0.86mi
251 Riverside Ave Unit 251B Westport, CT	2.0	2.5	1560	$12,500	$8.01	25d	1	0.86mi
251 Riverside Ave Unit 251A Westport, CT	2.0	2.5	1420	$12,000	$8.45	25d	1	0.86mi
55 Kings Hwy N Westport, CT	3.0	2.0	1719	$10,000	$5.82	45d	1	0.86mi
152 Partrick Ave Norwalk, CT	3.0	2.5	1504	$4,999	$3.32	45d	1	0.94mi
303 Newtown Ave Norwalk, CT	3.0	1.0	1400	$2,800	$2.00	45d	1	0.95mi
4 River View Rd Westport, CT	3.0	2.0	1258	$7,200	$5.72	45d	1	0.97mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,489	$8.04	45d	24	1.01mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,789	$8.30	4d	31	1.01mi
85 Post Rd W Unit 502 Westport, CT	3.0	2.0	1466	$9,189	$6.27	5d	1	1.01mi
85 Post Rd W Unit 510 Westport, CT	3.0	2.0	1432	$9,169	$6.40	25d	1	1.01mi
85 Post Rd W Unit 402 Westport, CT	2.0	2.0	1466	$9,089	$6.20	25d	1	1.01mi
85 Post Rd W Unit 507 Westport, CT	3.0	2.0	1412	$8,997	$6.37	25d	1	1.01mi
85 Post Rd W Unit 311 Westport, CT	2.0	2.0	1255	$6,997	$5.58	25d	1	1.01mi
85 Post Rd W Unit 309 Westport, CT	2.0	2.0	1494	$8,889	$5.95	5d	1	1.01mi
85 Post Rd W Unit 401 Westport, CT	3.0	2.0	1604	$9,789	$6.10	25d	1	1.01mi
85 Post Rd W Unit 512 Westport, CT	3.0	2.0	1311	$9,037	$6.89	25d	1	1.01mi
85 Post Rd W Unit 514 Westport, CT	2.0	2.0	1343	$8,897	$6.62	25d	1	1.01mi
85 Post Rd W Unit 307 Westport, CT	3.0	2.0	1412	$8,597	$6.09	25d	1	1.01mi
85 Post Rd W Unit 214 Westport, CT	2.0	2.0	1385	$7,187	$5.19	5d	1	1.01mi
85 Post Rd W Unit 302 Westport, CT	2.0	2.0	1466	$8,789	$6.00	16d	1	1.01mi
85 Post Rd W Unit 208 Westport, CT	3.0	2.0	1515	$8,889	$5.87	5d	1	1.01mi
85 Post Rd W Unit 202 Westport, CT	2.0	2.0	1466	$7,389	$5.04	5d	1	1.01mi
85 Post Rd W Unit 301 Westport, CT	3.0	2.0	1604	$9,489	$5.92	25d	1	1.01mi
85 Post Rd W Unit 509 Westport, CT	3.0	2.0	1446	$9,289	$6.42	25d	1	1.01mi
85 Post Rd W Unit 314 Westport, CT	3.0	2.0	1311	$8,337	$6.36	25d	1	1.01mi
85 Post Rd W Unit 408 Westport, CT	3.0	2.0	1515	$9,789	$6.46	5d	1	1.01mi
85 Post Rd W Unit 102 Westport, CT	2.0	2.0	1449	$7,289	$5.03	5d	1	1.01mi
14 Cross St Unit D Westport, CT	2.0	2.0	1165	$5,250	$4.51	23d	1	1.09mi
20 Cross St #5 Westport, CT	2.0	2.0	1182	$4,750	$4.02	45d	1	1.09mi
60 Walter Ave Norwalk, CT	3.0	1.5	1320	$4,000	$3.03	45d	1	1.13mi
24 Highbrook Rd Norwalk, CT	3.0	2.0	1815	$5,050	$2.78	25d	1	1.18mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: trashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-15
   status Under Contract 1380-char remark

   Show marketing remark (1380 chars)

   A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

2. 2026-05-15
   status Under Contract 1380-char remark

   Show marketing remark (1380 chars)

   A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

3. 2026-05-05
   historical Under Contract - Continue to Show 1380-char remark

   Show marketing remark (1380 chars)

   A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

4. 2026-05-05
   historical Under Contract - Continue to Show 1380-char remark

   Show marketing remark (1380 chars)

   A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

5. 2026-04-29
   price $525,000 1380-char remark

   Show marketing remark (1380 chars)

   A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

6. 2026-04-29
   price $525,000 1380-char remark

   Show marketing remark (1380 chars)

   A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

7. 2026-04-09
   listed $599,000 Active 1380-char remark

   Show marketing remark (1380 chars)

   A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

8. 2026-04-09
   listed $599,000 Active 1380-char remark

   Show marketing remark (1380 chars)

   A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

9. 2026-04-07
   historical $599,000 1380-char remark

   Show marketing remark (1380 chars)

   A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

10. 2026-04-07
    historical $599,000 1380-char remark

    Show marketing remark (1380 chars)

    A wonderful lifestyle awaits at Birchwood Condominiums, where low-maintenance living meets exceptional convenience. Ideally located on the Westport-Norwalk border, this sun-filled 3-bedroom, 2-bath residence offers a rare combination of privacy, natural beauty, and walkable access to everyday essentials, including Whole Foods just across the street. Set at the top of Hills Lane in a peaceful, secluded setting, the home enjoys tranquil treetop views. The spacious living and dining areas feature a wood-burning fireplace and open to a private deck, perfect for relaxing or entertaining. The eat-in kitchen includes a generous pantry and has been updated with a Samsung appliance package (2020), Moen fixtures, and a new garbage disposal. Recent improvements enhance comfort and style throughout, including new windows and sliding door (2020), new HVAC (2020), and 2025 updates featuring new ceiling fans, light fixtures, hall bath vanity, fixtures, mirror, and Kohler toilets. The primary suite includes a dressing area, while two additional bedrooms offer flexibility for guests or home office. Additional highlights include a reserved covered parking space, private storage unit, and convenient access to the pool and clubhouse. Enjoy a Westport mailing address with Norwalk taxes, schools, and amenities, all just minutes to downtown Westport, beaches, train, and dining.

11. 2000-07-14
    soldstatus $280,000
12. 2000-07-14
    soldstatus $280,000
13. 2000-03-10
    listed $285,000
14. 2000-03-10
    listed $285,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $100,816
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$8,065
• − Management: −$8,065
• − HOA: −$3,960
• − Depreciation: −$15,273
• Taxable income: $25,544
• Est. tax owed @ 24.0%: −$6,131
• After-tax cash flow: $26,016/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in-ready condo offers a good balance of updates and upgrades, making it an attractive option for both buyers and renters.

Repairs flagged

• Minor Kitchen cabinets — Wear and tear visible on cabinet fronts.
• Minor Kitchen countertops — Signs of wear and tear visible on countertops.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace kitchen cabinets and countertops — New cabinets and countertops improve functionality and aesthetics.
• Both Landscaping refresh — Freshening up the landscaping can significantly boost curb appeal and property value.
• Both HVAC maintenance — Regular maintenance ensures efficiency and extends HVAC lifespan, improving comfort and property value.
• Both Replace worn-out kitchen appliances — Upgrading to newer, more energy-efficient appliances can improve functionality and aesthetics, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Wear and tear visible on cabinet fronts.	Minor	$500–3,000
Kitchen countertops · Signs of wear and tear visible on countertops.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace kitchen cabinets and countertops — New cabinets and countertops improve functionality and aesthetics. ↑
• Both Landscaping refresh — Freshening up the landscaping can significantly boost curb appeal and property value. ↑
• Both HVAC maintenance — Regular maintenance ensures efficiency and extends HVAC lifespan, improving comfort and property value. ↑
• Both Replace worn-out kitchen appliances — Upgrading to newer, more energy-efficient appliances can improve functionality and aesthetics, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Norwalk School District
• NCES district ID: 0903090
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $76,540
• Composite: 34.07/100
• National rank: #5297
• State rank: #104 of 153 in CT

Livability — Norwalk

• Score: 77/100
• State rank: #41
• US rank: #2966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwalk, CT
• County: Fairfield County · 765,532 people
• City population: 89,026
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 27,583
• Household income: $250,001
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 225.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 9% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 5% French/Haitian/Cajun 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: ▼ -608.79%
• Current HPI: 200.5498
• Rent YoY: ▲ 5.58%
• Metro: Bridgeport-Stamford-Norwalk, CT
• 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

+84.2% since first listed

14 events — show timeline

• 2026-05-15 Pending — Smart MLS
• 2026-05-15 Pending — Smart MLS
• 2026-05-05 Contingent — Smart MLS
• 2026-05-05 Contingent — Smart MLS
• 2026-04-29 Price Changed $525,000 Smart MLS
• 2026-04-29 Price Changed $525,000 Smart MLS
• 2026-04-09 Listed $599,000 Smart MLS
• 2026-04-09 Listed $599,000 Smart MLS
• 2026-04-07 Coming Soon $599,000 Smart MLS
• 2026-04-07 Coming Soon $599,000 Smart MLS
• 2000-07-14 Sold (MLS) $280,000 Smart MLS
• 2000-07-14 Sold (MLS) $280,000 Smart MLS
• 2000-03-10 Listed $285,000 Smart MLS
• 2000-03-10 Listed $285,000 Smart MLS