9 Stone Ct · Gales Ferry, CT 06335

$329,000

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 40 Days on market

Built 1959 0.29 ac lot Est $265k · 24% over

---

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).

• Cash flow +7.9/30.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're just starting out or wanting to downsize... check out this cute as a button, MOVE-IN-READY 3BR Ranch located in an ideal cul-de-sac setting. NEW ROOF. Bath and Kitchen with stainless steel appliances + granite counters updated in 2018. Beautiful Hardwood floors. Nicely finished space in the basement. Huge deck for summertime entertaining. MOTIVATED SELLER, bring your offer.

Key facts

• 0.29 acre lot
• Built 1959
• Listed 40 days

Property features AI

Exterior

• Utilities: Private well water; Septic sewer
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Shingle and wood siding
• Exterior features: Shed; Porch; Deck; Sloping lot; Located on a cul-de-sac

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot water heating; Oil-fired heat (fuel tank located in basement); Domestic hot water
• Interior features: 9 total rooms; Full, partially finished basement; Attic with access via hatch
• Laundry & utility: Laundry room on lower level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (28.6% below list).
• Recommended offer: $235k (28.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#40 in CT, #2,751 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Ledyard School District (rural): math 34% / reading 49% proficiency, ranked #92 of 153 in CT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 31 active listings in the ZIP; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 10 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 $235k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,023 (28.6% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.61%
• DSCR: 0.79
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $265,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Stone Ct	0.03mi	3/2.0	1,092 (+5%)	7mo	$314,700	$288	82
5 Stone Ct	0.04mi	3/1.0	1,150 (+11%)	11mo	$275,000	$239	70
7 Tanglewood Dr	0.39mi	3/1.0	1,080 (+4%)	21mo	$275,000	$255	56

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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-75,864
• Equity at exit: $49,055

10-year hold

• IRR: -19.4%
• Equity multiple: -0.03×
• Total profit: $-95,110
• Equity at exit: $28,446

Cash invested: $92,120 (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 06335

• Home prices YoY: -22.0%
• Active inventory: 31
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$348 /mo · $4,180/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-354

Break-even live

Break-even rent $2,798

Max offer price $266,458

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-04-21
   historical Under Contract - Continue to Show
2. 2026-04-17
   listed $329,000 Active
3. 2026-04-13
   historical $329,000
4. 2021-12-27
   soldstatus $235,000
5. 2021-12-22
   soldstatus $235,000 Closed 391-char remark

   Show marketing remark (391 chars)

   Whether you're just starting out or wanting to downsize... check out this cute as a button, MOVE-IN-READY 3BR Ranch located in an ideal cul-de-sac setting. NEW ROOF. Bath and Kitchen with stainless steel appliances + granite counters updated in 2018. Beautiful Hardwood floors. Nicely finished space in the basement. Huge deck for summertime entertaining. MOTIVATED SELLER, bring your offer.

6. 2021-12-02
   historical Under Contract - Continue to Show 391-char remark

   Show marketing remark (391 chars)

   Whether you're just starting out or wanting to downsize... check out this cute as a button, MOVE-IN-READY 3BR Ranch located in an ideal cul-de-sac setting. NEW ROOF. Bath and Kitchen with stainless steel appliances + granite counters updated in 2018. Beautiful Hardwood floors. Nicely finished space in the basement. Huge deck for summertime entertaining. MOTIVATED SELLER, bring your offer.

7. 2021-11-23
   price $238,000 391-char remark

   Show marketing remark (391 chars)

   Whether you're just starting out or wanting to downsize... check out this cute as a button, MOVE-IN-READY 3BR Ranch located in an ideal cul-de-sac setting. NEW ROOF. Bath and Kitchen with stainless steel appliances + granite counters updated in 2018. Beautiful Hardwood floors. Nicely finished space in the basement. Huge deck for summertime entertaining. MOTIVATED SELLER, bring your offer.

8. 2021-10-22
   status Active 391-char remark

   Show marketing remark (391 chars)

   Whether you're just starting out or wanting to downsize... check out this cute as a button, MOVE-IN-READY 3BR Ranch located in an ideal cul-de-sac setting. NEW ROOF. Bath and Kitchen with stainless steel appliances + granite counters updated in 2018. Beautiful Hardwood floors. Nicely finished space in the basement. Huge deck for summertime entertaining. MOTIVATED SELLER, bring your offer.

9. 2021-10-12
   historical Under Contract - Continue to Show 391-char remark

   Show marketing remark (391 chars)

   Whether you're just starting out or wanting to downsize... check out this cute as a button, MOVE-IN-READY 3BR Ranch located in an ideal cul-de-sac setting. NEW ROOF. Bath and Kitchen with stainless steel appliances + granite counters updated in 2018. Beautiful Hardwood floors. Nicely finished space in the basement. Huge deck for summertime entertaining. MOTIVATED SELLER, bring your offer.

10. 2021-08-12
    price $249,000 391-char remark

    Show marketing remark (391 chars)

    Whether you're just starting out or wanting to downsize... check out this cute as a button, MOVE-IN-READY 3BR Ranch located in an ideal cul-de-sac setting. NEW ROOF. Bath and Kitchen with stainless steel appliances + granite counters updated in 2018. Beautiful Hardwood floors. Nicely finished space in the basement. Huge deck for summertime entertaining. MOTIVATED SELLER, bring your offer.

11. 2021-07-27
    listed $260,000 Active 391-char remark

    Show marketing remark (391 chars)

    Whether you're just starting out or wanting to downsize... check out this cute as a button, MOVE-IN-READY 3BR Ranch located in an ideal cul-de-sac setting. NEW ROOF. Bath and Kitchen with stainless steel appliances + granite counters updated in 2018. Beautiful Hardwood floors. Nicely finished space in the basement. Huge deck for summertime entertaining. MOTIVATED SELLER, bring your offer.

12. 2017-07-25
    soldstatus $156,000 278-char remark

    Show marketing remark (278 chars)

    Affordable 3BR/1.5BA Ranch on cul-de-sac. Eat-in KT, LR/DR combo with hardwood floors throughout. LL FR/Laundry not included in total sqft - approximately 1200sqft including LL. Basement storage, .29 acre, deck for entertaining, shed, well & septic. Gov't financing welcome!

13. 2017-05-08
    historical 278-char remark

    Show marketing remark (278 chars)

    Affordable 3BR/1.5BA Ranch on cul-de-sac. Eat-in KT, LR/DR combo with hardwood floors throughout. LL FR/Laundry not included in total sqft - approximately 1200sqft including LL. Basement storage, .29 acre, deck for entertaining, shed, well & septic. Gov't financing welcome!

14. 2017-05-04
    listed $154,900 278-char remark

    Show marketing remark (278 chars)

    Affordable 3BR/1.5BA Ranch on cul-de-sac. Eat-in KT, LR/DR combo with hardwood floors throughout. LL FR/Laundry not included in total sqft - approximately 1200sqft including LL. Basement storage, .29 acre, deck for entertaining, shed, well & septic. Gov't financing welcome!

15. 2015-07-23
    historical
16. 2015-06-08
    listed $164,900
17. 2008-08-06
    historical
18. 2008-07-21
    listed $234,900
19. 2008-06-30
    historical
20. 2008-01-07
    listed $234,900
21. 2008-01-05
    historical
22. 2007-09-26
    listed $247,500
23. 2007-03-30
    historical
24. 2006-09-30
    listed $247,500
25. 2001-09-28
    soldstatus $131,000
26. 2001-06-06
    listed $133,000
27. 1988-09-23
    soldstatus $129,900

ⓘ 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: $4,180 · $348/mo
• Projected year-2 tax: $5,610 · $468/mo
• Expected delta: +$1,430/yr (+$119/mo · 34.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,203
• − Mortgage interest: −$18,429
• − Property taxes: −$4,180
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$9,571
• Taxable loss: −$10,135
• Est. tax savings @ 24.0%: +$2,432
• After-tax cash flow: $-1,816/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: Ledyard School District
• NCES district ID: 0902160
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $84,854
• Composite: 39.02/100
• National rank: #4064
• State rank: #92 of 153 in CT

Livability — Gales Ferry

• Score: 78/100
• State rank: #40
• US rank: #2751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,100

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 8% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 7% Serbian 4%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.79%
• Current HPI: 240.7698
• 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

+153.3% since first listed

27 events — show timeline

• 2026-04-21 Contingent — Smart MLS
• 2026-04-17 Listed $329,000 Smart MLS
• 2026-04-13 Coming Soon $329,000 Smart MLS
• 2021-12-27 Sold (Public Records) $235,000 Public Records
• 2021-12-22 Sold (MLS) $235,000 Smart MLS
• 2021-12-02 Contingent — Smart MLS
• 2021-11-23 Price Changed $238,000 Smart MLS
• 2021-10-22 Relisted — Smart MLS
• 2021-10-12 Contingent — Smart MLS
• 2021-08-12 Price Changed $249,000 Smart MLS
• 2021-07-27 Listed $260,000 Smart MLS
• 2017-07-25 Sold (MLS) $156,000 Smart MLS
• 2017-05-08 Listing Removed — Smart MLS
• 2017-05-04 Listed $154,900 Smart MLS
• 2015-07-23 Listing Removed — Smart MLS
• 2015-06-08 Listed $164,900 Smart MLS
• 2008-08-06 Listing Removed — Smart MLS
• 2008-07-21 Listed $234,900 Smart MLS
• 2008-06-30 Listing Removed — Smart MLS
• 2008-01-07 Listed $234,900 Smart MLS
• 2008-01-05 Listing Removed — Smart MLS
• 2007-09-26 Listed $247,500 Smart MLS
• 2007-03-30 Listing Removed — Smart MLS
• 2006-09-30 Listed $247,500 Smart MLS
• 2001-09-28 Sold (MLS) $131,000 Smart MLS
• 2001-06-06 Listed $133,000 Smart MLS
• 1988-09-23 Sold (Public Records) $129,900 Public Records

Property tax history

+2.0%/yr

Latest (2023): $4,180 · +2.2% YoY. Source: county tax records.