692 Kent Rd · Gaylordsville, CT 06755

$339,000

2 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 29 Days on market

Built 1802 8,712 sqft lot Est $390k · 13% under

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Why this score? — see what drove the C+ 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 +16.5/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Meticulously maintained Antique home in excellent condition. Authenticity in the architectural details of this unique 1802 designed house. Enjoy the serene private back yard and entertaining deck nestled in the woods out back. Manicured lawn and planted gardens back up to bucolic setting on the river. Oil tank and water filter system 2015, furnace 2006. Many upgrades over the years. Pride of ownership! Great commute to NY or train station.

Key facts

• New oven/range
• New hot water heater
• New refrigerator

Tags

• NEW ROOF
• NEW REFRIGERATOR
• NEW OVEN/RANGE
• NEW DISHWASHER
• NEW HOT WATER HEATER
• WIDE-PLANK HARDWOOD FLOORS

Property features AI

Exterior

• Utilities: Private well water; Septic sewage
• Home design: Single family home; Radon mitigation (air system)
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Wood siding
• Exterior features: Lightly wooded lot

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating (oil-fired); Oil tank located in basement; Domestic hot water
• Interior features: Cable available; Two fireplaces; Mud room; Full finished, heated basement with storage and walk-out (livable space)
• Laundry & utility: Washer and dryer in lower level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (8.6% below list).
• Recommended offer: $310k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.8% in Gaylordsville — 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 C — 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: New Milford High School (math 33% / reading 62%, grade D, #91 of 194 statewide, top 47%, 1,247 students, 31% FRL) — zoned schools average 31% FRL vs 15% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 2 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

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $95k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $174k; list at $339k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1802 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $309,819 (8.6% below list)

Questions for the listing agent

1. Built in 1802 — 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: 0.91% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $390,225
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Newton Rd	0.28mi	2/1.0	1,102 (+2%)	12mo	$400,000	$363	73
8 Newton Rd	0.24mi	2/1.0	1,137 (+6%)	22mo	$390,000	$343	60
48 Cedar Hill Rd	0.64mi	3/1.5 (+1)	1,132 (+5%)	5mo	$420,000	$371	50
612 Kent Rd	0.74mi	3/1.0 (+1)	1,180 (+10%)	2mo	$250,000	$212	42

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: 26.1%
• Equity multiple: 3.08×
• Total profit: $197,080
• Equity at exit: $305,398

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $570,552
• Equity at exit: $658,602

Cash invested: $94,920 (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: 9
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,098 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$333 /mo · $3,995/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $196

Break-even live

Break-even rent $2,851

Max offer price $339,000

Occupancy floor 89%

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Riverview Rd Gaylordsville, CT	3.0	2.0	1411	$3,200	$2.27	43d	1	0.21mi
29 Connecticut 55 Unit B Sherman, CT	1.0	1.0	1200	$2,650	$2.21	43d	1	1.07mi

Listing history 23 events

1. 2026-06-19
   days on market $339,000 Active 29 DOM
2. 2026-06-18
   days on market $339,000 Active 28 DOM
3. 2026-06-17
   days on market $339,000 Active 27 DOM
4. 2026-06-16
   days on market $339,000 Active 26 DOM
5. 2026-06-15
   days on market $339,000 Active 25 DOM
6. 2026-06-14
   days on market $339,000 Active 23 DOM
7. 2026-06-13
   days on market $339,000 Active 22 DOM
8. 2026-06-10
   days on market $339,000 Active 20 DOM
9. 2026-06-09
   days on market $339,000 Active 19 DOM
10. 2026-06-08
    days on market $339,000 Active 18 DOM
11. 2026-06-07
    days on market $339,000 Active 17 DOM
12. 2026-06-05
    days on market $339,000 Active 14 DOM
13. 2026-06-03
    days on market $339,000 Active 13 DOM
14. 2026-06-03
    status $339,000 Active 12 DOM
15. 2026-06-02
    days on market $339,000 Under Contract - Continue to Show 12 DOM
16. 2026-06-01
    days on market $339,000 Under Contract - Continue to Show 11 DOM
17. 2026-05-31
    days on market $339,000 Under Contract - Continue to Show 10 DOM
18. 2026-05-30
    days on market $339,000 Under Contract - Continue to Show 9 DOM
19. 2026-05-21
    listed $339,000 Active
20. 2016-09-09
    soldstatus $174,000 443-char remark

    Show marketing remark (443 chars)

    Meticulously maintained Antique home in excellent condition. Authenticity in the architectural details of this unique 1802 designed house. Enjoy the serene private back yard and entertaining deck nestled in the woods out back. Manicured lawn and planted gardens back up to bucolic setting on the river. Oil tank and water filter system 2015, furnace 2006. Many upgrades over the years. Pride of ownership! Great commute to NY or train station.

21. 2016-09-09
    soldstatus $174,000

    Show marketing remark (443 chars)

    Meticulously maintained Antique home in excellent condition. Authenticity in the architectural details of this unique 1802 designed house. Enjoy the serene private back yard and entertaining deck nestled in the woods out back. Manicured lawn and planted gardens back up to bucolic setting on the river. Oil tank and water filter system 2015, furnace 2006. Many upgrades over the years. Pride of ownership! Great commute to NY or train station.

22. 2016-08-01
    historical 443-char remark

    Show marketing remark (443 chars)

    Meticulously maintained Antique home in excellent condition. Authenticity in the architectural details of this unique 1802 designed house. Enjoy the serene private back yard and entertaining deck nestled in the woods out back. Manicured lawn and planted gardens back up to bucolic setting on the river. Oil tank and water filter system 2015, furnace 2006. Many upgrades over the years. Pride of ownership! Great commute to NY or train station.

23. 2016-06-13
    listed $179,000 443-char remark

    Show marketing remark (443 chars)

    Meticulously maintained Antique home in excellent condition. Authenticity in the architectural details of this unique 1802 designed house. Enjoy the serene private back yard and entertaining deck nestled in the woods out back. Manicured lawn and planted gardens back up to bucolic setting on the river. Oil tank and water filter system 2015, furnace 2006. Many upgrades over the years. Pride of ownership! Great commute to NY or train station.

ⓘ 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: $3,995 · $333/mo
• Projected year-2 tax: $5,625 · $469/mo
• Expected delta: +$1,630/yr (+$136/mo · 40.8%)

ⓘ 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 ≥96°F today · 16 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: $37,178
• − Mortgage interest: −$18,989
• − Property taxes: −$3,995
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − Depreciation: −$9,862
• Taxable loss: −$3,311
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $3,143/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

+89.4% since first listed

5 events — show timeline

• 2026-05-21 Listed $339,000 Smart MLS
• 2016-09-09 Sold (Public Records) $174,000 Public Records
• 2016-09-09 Sold (MLS) $174,000 Smart MLS
• 2016-08-01 Listing Removed — Smart MLS
• 2016-06-13 Listed $179,000 Smart MLS

Property tax history

+1.8%/yr

Latest (2023): $3,995 · +2.2% YoY. Source: county tax records.