149 Old Redding Rd · Topstone, CT 06896

$1,075,000

3 bd · 3.5 ba · 2,110 sqft · SingleFamily public records · 5 Days on market

Built 1958 1.01 ac lot Est $844k · 27% over

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

• Schools +7.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Handyman /10+Rms/6 Bedrooms/4 Bths/1 Acre Lot Needs Work

Key facts

• Exposed brick
• Hand-hewed beams
• Chef's kitchen

Tags

• CHEF'S KITCHEN
• SOARING CATHEDRAL CEILINGS
• EXPOSED BRICK
• HAND-HEWED BEAMS
• HARDWOOD FLOORS
• PRIMARY SUITE ON MAIN LEVEL

Property features AI

Exterior

• Parking: Under-house garage; 2-car garage
• Security: Security system
• Utilities: Private well; Septic system; Hot water: propane with 50-gallon tank
• Home design: Single family home; Brown exterior with shake siding; Asphalt shingle roof
• Construction: Frame construction; Block foundation
• Exterior features: Shed; Deck; Patio; Gutters; Garden area; Outdoor lighting; Stone wall; Professionally landscaped grounds; Treed, sloping lot that borders open space; Non-conforming lot

Interior

• Kitchen: Gas cooktop; Microwave; Range hood; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Interior features: Open floor plan; Pre-wired for cable; Security system; Home automation wiring for outlets, lighting, thermostat and audio; Bath grab bars; Two fireplaces
• Laundry & utility: Laundry room on lower level (full room); Washer and electric dryer included

Utilities

• Heating & cooling: Central air with zoned cooling; Heat types: hot air, solar, wood/coal stove; Heat fuel: oil, solar, wood; Fuel tank located in basement; Energy features: Energy Star-rated, active solar, extra insulation, fireplace insert, generator ready

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $1.07M.

Deal economics

• At list price, monthly cash flow is $-5k ($-54k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (74.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (70.7% below list).
• Recommended offer: $273k (74.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 09 (rural): math 75% / reading 90% proficiency, ranked #7 of 192 in CT (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Joel Barlow High School (math 57% / reading 82%, grade B, #18 of 194 statewide, top 10%, 768 students, 12% FRL).
• Zoned-school proficiency averages 70% at this address vs 82% district-wide (-13 pts) — the specific schools serving this property underperform the Regional School District 09 average; the district grade overstates school quality for this exact location.
• Market conditions: 62 active listings in the ZIP; 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 $7k of loan paydown is wiped out by about $32k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $400k; list at $1.07M implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,370 (74.6% 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 1958 — 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: 0.29% ✗
• Cap rate: 1.23%
• Cash-on-cash: -18.09%
• DSCR: 0.20
• GRM: 28.4

CMA / ARV

• ARV (on-the-fly): $844,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Archers Ln	0.74mi	4/2.5 (+1)	2,200 (+4%)	22mo	$880,000	$400	31
12 mine hill Rd	0.59mi	4/2.5 (+1)	2,343 (+11%)	22mo	$675,000	$288	27

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: -52.8%
• Equity multiple: -0.54×
• Total profit: $-463,414
• Equity at exit: $160,286

10-year hold

• IRR: —
• Equity multiple: -1.58×
• Total profit: $-776,502
• Equity at exit: $92,946

Cash invested: $301,000 (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 06896

• Active inventory: 62
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$5,637
• Tax from tax record: −$941 /mo · $11,292/yr
• Insurance: −$448
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $-4,538

Break-even live

Break-even rent $8,894

Max offer price $273,370

Occupancy floor —

Sensitivity live

Price	-10% $-3,929	-5% $-4,234	+0% $-4,538	+5% $-4,842	+10% $-5,146
Rent	-10% $-4,787	-5% $-4,662	+0% $-4,538	+5% $-4,413	+10% $-4,289
Rate	-1.0pp $-3,996	-0.5pp $-4,264	base $-4,538	+0.5pp $-4,816	+1.0pp $-5,100

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: $268,750
• Closing costs: $32,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $1,075,000 Active 5 DOM
2. 2026-06-18
   days on market $1,075,000 Active 2 DOM
3. 2026-06-16
   remarks 673-char remark
4. 2026-06-16
   listed $1,075,000 Active 1 DOM

ⓘ 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: $11,292 · $941/mo
• Projected year-2 tax: $17,148 · $1,429/mo
• Expected delta: +$5,856/yr (+$488/mo · 51.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,800
• − Mortgage interest: −$60,217
• − Property taxes: −$11,292
• − Insurance: −$5,375
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$31,273
• Taxable loss: −$76,405
• Est. tax savings @ 24.0%: +$18,337
• After-tax cash flow: $-36,117/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 09
• NCES district ID: 0903780
• Math proficiency: 75% ▲ 3.00%
• Reading proficiency: 90% ▲ 5.00%
• Median HH income: $120,713
• Composite: 77.14/100
• National rank: #169
• State rank: #7 of 192 in CT

Livability — Topstone

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

Census & demographics

• Population (ZIP): 8,719

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 5% Scotch-Irish 5% Romanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▼ -236.94%
• Current HPI: 163.4307
• 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

+388.6% since first listed

7 events — show timeline

• 2026-06-16 Listed $1,075,000 Smart MLS
• 2003-12-04 Sold (Public Records) $400,000 Public Records
• 2003-12-03 Sold (MLS) $400,000 Smart MLS
• 2003-08-12 Listed $450,000 Smart MLS
• 2001-08-06 Sold (MLS) $315,000 Smart MLS
• 2001-05-15 Listed $329,900 Smart MLS
• 1991-07-23 Sold (Public Records) $220,000 Public Records

Property tax history

+3.3%/yr

Latest (2023): $11,292 · +6.6% YoY. Source: county tax records.