20 Wellers Bridge Rd · Bridgewater, CT 06783

$725,000

3 bd · 2.5 ba · 1,560 sqft · SingleFamily public records · 29 Days on market

Built 1820 1.33 ac lot

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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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Chic fully renovated, 1820's Colonial on 1.3 acres, In-town setting with easy walk to Apple Lane Park, School and Library. The home was taken down to the studs and modern amenities and finishes added while keeping classic historic touches throughout. Hardwood floors, 2 full and one half baths, French Doors, New center island kitchen with Quartz counters and stainless appliances. A fully finished 3rd story space offers additional family room with a den or office. A covered porch which leads onto a great level yard for entertaining. New barn with water and electric offers perfect place for workshop, studio or party barn. New furnace, Central Air, New electrical service, all new plumbing and fixtures. Just 1 hour and 20 minutes from Manhattan!

Key facts

• New wiring
• New hvac
• Major renovation

Tags

• 1820S COLONIAL
• 1.33 ACRES
• MAJOR RENOVATION
• NEW HVAC
• NEW WIRING
• REBUILT PORCH

Property features AI

Exterior

• Parking: Barn used for parking/storage; 1 garage
• Utilities: Private well water; Septic sewage system; Propane fuel (above-ground tank); Thermopane windows
• Home design: Single-family home; Frame construction; Grey/blue exterior siding; Clapboard and wood siding; Asphalt/fiberglass shingle roof; Stone foundation
• Construction: Frame construction; Stone foundation; Clapboard and wood exterior; Asphalt and fiberglass shingle roof
• Exterior features: Porch; Barn; French doors; Level lot; Non-conforming lot

Interior

• Kitchen: Gas range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Hot air heating; Propane hot water
• Interior features: Pre-wired for cable; Central vacuum; Security system; Partial basement with hatchway
• Laundry & utility: Upper-level laundry; 2nd-floor hall laundry with stackable setup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $725k.

Deal economics

• At list price, monthly cash flow is $-474 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $641k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $510k (29.6% below list).
• Recommended offer: $510k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.9% in Bridgewater — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Booth Free School (math 64% / reading 74%, grade A-, #78 of 553 statewide, top 17%, 73 students, 18% FRL).
• Market conditions: 48 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($714k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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 $455k; list at $725k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1820 — 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 $510,199 (29.6% 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. Built in 1820 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.70% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-147,930
• Equity at exit: $108,100

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-168,670
• Equity at exit: $62,685

Cash invested: $203,000 (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 06783

• Home prices YoY: -24.7%
• Active inventory: 48
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $5,102 medium
• Mortgage (P&I): −$3,802
• Tax from tax record: −$401 /mo · $4,811/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,071
• Net cashflow: $-474

Break-even live

Break-even rent $5,703

Max offer price $641,194

Occupancy floor —

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $725,000 Active 29 DOM
2. 2026-06-18
   days on market $725,000 Active 28 DOM
3. 2026-06-17
   days on market $725,000 Active 27 DOM
4. 2026-06-16
   days on market $725,000 Active 26 DOM
5. 2026-06-15
   days on market $725,000 Active 25 DOM
6. 2026-06-14
   days on market $725,000 Active 23 DOM
7. 2026-06-13
   days on market $725,000 Active 22 DOM
8. 2026-06-10
   days on market $725,000 Active 20 DOM
9. 2026-06-09
   days on market $725,000 Active 19 DOM
10. 2026-06-08
    days on market $725,000 Active 18 DOM
11. 2026-06-07
    days on market $725,000 Active 17 DOM
12. 2026-06-05
    days on market $725,000 Active 14 DOM
13. 2026-06-03
    days on market $725,000 Active 13 DOM
14. 2026-06-02
    days on market $725,000 Active 12 DOM
15. 2026-06-01
    days on market $725,000 Active 11 DOM
16. 2026-05-31
    days on market $725,000 Active 10 DOM
17. 2026-05-30
    days on market $725,000 Active 9 DOM
18. 2026-05-21
    listed $725,000 Active
19. 2020-04-16
    soldstatus $455,000
20. 2020-04-15
    soldstatus $455,000 Closed 750-char remark

    Show marketing remark (750 chars)

    Chic fully renovated, 1820's Colonial on 1.3 acres, In-town setting with easy walk to Apple Lane Park, School and Library. The home was taken down to the studs and modern amenities and finishes added while keeping classic historic touches throughout. Hardwood floors, 2 full and one half baths, French Doors, New center island kitchen with Quartz counters and stainless appliances. A fully finished 3rd story space offers additional family room with a den or office. A covered porch which leads onto a great level yard for entertaining. New barn with water and electric offers perfect place for workshop, studio or party barn. New furnace, Central Air, New electrical service, all new plumbing and fixtures. Just 1 hour and 20 minutes from Manhattan!

21. 2020-03-06
    status Under Contract 750-char remark

    Show marketing remark (750 chars)

    Chic fully renovated, 1820's Colonial on 1.3 acres, In-town setting with easy walk to Apple Lane Park, School and Library. The home was taken down to the studs and modern amenities and finishes added while keeping classic historic touches throughout. Hardwood floors, 2 full and one half baths, French Doors, New center island kitchen with Quartz counters and stainless appliances. A fully finished 3rd story space offers additional family room with a den or office. A covered porch which leads onto a great level yard for entertaining. New barn with water and electric offers perfect place for workshop, studio or party barn. New furnace, Central Air, New electrical service, all new plumbing and fixtures. Just 1 hour and 20 minutes from Manhattan!

22. 2020-02-13
    historical Under Contract - Continue to Show 750-char remark

    Show marketing remark (750 chars)

    Chic fully renovated, 1820's Colonial on 1.3 acres, In-town setting with easy walk to Apple Lane Park, School and Library. The home was taken down to the studs and modern amenities and finishes added while keeping classic historic touches throughout. Hardwood floors, 2 full and one half baths, French Doors, New center island kitchen with Quartz counters and stainless appliances. A fully finished 3rd story space offers additional family room with a den or office. A covered porch which leads onto a great level yard for entertaining. New barn with water and electric offers perfect place for workshop, studio or party barn. New furnace, Central Air, New electrical service, all new plumbing and fixtures. Just 1 hour and 20 minutes from Manhattan!

23. 2019-12-12
    status Active 750-char remark

    Show marketing remark (750 chars)

    Chic fully renovated, 1820's Colonial on 1.3 acres, In-town setting with easy walk to Apple Lane Park, School and Library. The home was taken down to the studs and modern amenities and finishes added while keeping classic historic touches throughout. Hardwood floors, 2 full and one half baths, French Doors, New center island kitchen with Quartz counters and stainless appliances. A fully finished 3rd story space offers additional family room with a den or office. A covered porch which leads onto a great level yard for entertaining. New barn with water and electric offers perfect place for workshop, studio or party barn. New furnace, Central Air, New electrical service, all new plumbing and fixtures. Just 1 hour and 20 minutes from Manhattan!

24. 2019-11-11
    historical 750-char remark

    Show marketing remark (750 chars)

    Chic fully renovated, 1820's Colonial on 1.3 acres, In-town setting with easy walk to Apple Lane Park, School and Library. The home was taken down to the studs and modern amenities and finishes added while keeping classic historic touches throughout. Hardwood floors, 2 full and one half baths, French Doors, New center island kitchen with Quartz counters and stainless appliances. A fully finished 3rd story space offers additional family room with a den or office. A covered porch which leads onto a great level yard for entertaining. New barn with water and electric offers perfect place for workshop, studio or party barn. New furnace, Central Air, New electrical service, all new plumbing and fixtures. Just 1 hour and 20 minutes from Manhattan!

25. 2019-07-11
    listed $499,000 Active 750-char remark

    Show marketing remark (750 chars)

    Chic fully renovated, 1820's Colonial on 1.3 acres, In-town setting with easy walk to Apple Lane Park, School and Library. The home was taken down to the studs and modern amenities and finishes added while keeping classic historic touches throughout. Hardwood floors, 2 full and one half baths, French Doors, New center island kitchen with Quartz counters and stainless appliances. A fully finished 3rd story space offers additional family room with a den or office. A covered porch which leads onto a great level yard for entertaining. New barn with water and electric offers perfect place for workshop, studio or party barn. New furnace, Central Air, New electrical service, all new plumbing and fixtures. Just 1 hour and 20 minutes from Manhattan!

26. 2019-06-26
    historical
27. 2019-01-27
    listed $525,000 Active
28. 2017-11-02
    soldstatus $195,000
29. 2017-11-01
    soldstatus $195,000
30. 2017-10-07
    historical
31. 2017-09-13
    listed $195,000
32. 1998-07-22
    historical
33. 1998-03-10
    listed $269,000
34. 1989-09-05
    soldstatus $255,000

ⓘ 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: $4,811 · $401/mo
• Projected year-2 tax: $10,163 · $847/mo
• Expected delta: +$5,352/yr (+$446/mo · 111.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $61,224
• − Mortgage interest: −$40,611
• − Property taxes: −$4,811
• − Insurance: −$3,625
• − Repairs & maintenance: −$4,898
• − Management: −$4,898
• − Depreciation: −$21,091
• Taxable loss: −$18,710
• Est. tax savings @ 24.0%: +$4,490
• After-tax cash flow: $-1,202/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 — Bridgewater

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

Census & demographics

• Population (ZIP): 2,184

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Common ancestry: Slovak 8% Romanian 7% Hispanic 5%
• Foreign-born: 14% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 6% Other Indo-European 4% Spanish 3%

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: ▼ -55.80%
• Current HPI: 170.3789
• 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

+184.3% since first listed

17 events — show timeline

• 2026-05-21 Listed $725,000 Smart MLS
• 2020-04-16 Sold (Public Records) $455,000 Public Records
• 2020-04-15 Sold (MLS) $455,000 Smart MLS
• 2020-03-06 Pending — Smart MLS
• 2020-02-13 Contingent — Smart MLS
• 2019-12-12 Relisted — Smart MLS
• 2019-11-11 Listing Removed — Smart MLS
• 2019-07-11 Listed $499,000 Smart MLS
• 2019-06-26 Listing Removed — Smart MLS
• 2019-01-27 Listed $525,000 Smart MLS
• 2017-11-02 Sold (Public Records) $195,000 Public Records
• 2017-11-01 Sold (MLS) $195,000 Smart MLS
• 2017-10-07 Listing Removed — Smart MLS
• 2017-09-13 Listed $195,000 Smart MLS
• 1998-07-22 Listing Removed — Smart MLS
• 1998-03-10 Listed $269,000 Smart MLS
• 1989-09-05 Sold (Public Records) $255,000 Public Records

Property tax history

+6.5%/yr

Latest (2023): $4,811 · +7.0% YoY. Source: county tax records.