7 Keller Ln · Staples, CT 06880

$1,325,000

6 bd · 2.5 ba · 3,071 sqft · SingleFamily public records · 27 Days on market

Built 1952 0.37 ac lot $431/sqft · 36% below area Est $2079k · 36% under

---

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).

• ARV discount +15.0/15.0
• Schools +7.6/10.0
• Cash flow +7.1/30.0
• Rent growth +3.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Pristine Classic Westport Colonial thoughtfully updated to accommodate today's lifestyle. Home offers a gracious Living Room/Fpl/dining area, Six spacious Bedrooms plus 22x 28 Bonus room. Two bedrooms plus full bath on main Level. 16 x 23 Primary Bedroom plus 3 generous bedrooms on upper level. This level serviced by luxurious updated Full Bath. Kitchen is appointed with upscale appliances including 2025 Refrigerator and red oak flooring. Flexible Room 22x28/half bath can fulfill whatever your needs- in law, office family room all possibilities. Situated on private cul de sac ($500 annual contribution-no formal assoc)on. 37 acre in heart of Westport. Shopping, restuarants, beaches, town own

Key facts

• Updated full bath
• Private cul de sac
• Upscale appliances

Tags

• UPDATED FULL BATH
• UPSCALE APPLIANCES
• RED OAK FLOORING
• PRIVATE CUL DE SAC

Property features AI

Exterior

• Parking: Attached garage; Two-car garage
• Utilities: Public water connected; Public sewer connected; Oil hot water and heating; Fuel tank located in basement; Generator-ready; Storm doors
• Home design: Single-family home; Grey exterior
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Patio; Beach rights; Located on a cul-de-sac

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Six bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air; Split system; Zoned cooling; Hot water heat (oil-fired); Oil hot water heater in basement
• Interior features: Auto garage door opener; Cable available; Possible in-law apartment; One fireplace; Has attic with hatch access; Bonus room
• Laundry & utility: Large laundry room with built-in ironing board; Main level laundry

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $1.32M.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $990k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $819k (38.2% below list).
• Recommended offer: $819k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Westport School District (suburban): math 74% / reading 82% proficiency, ranked #3 of 153 in CT (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Long Lots School (math 76% / reading 86%, grade A+, #20 of 553 statewide, top 4%, 590 students, 2% FRL); Staples High School (math 76% / reading 92%, grade A, #3 of 194 statewide, top 1%, 1,686 students, 2% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 196 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $9k of loan paydown is wiped out by about $40k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($1.31M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $819,080 (38.2% 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 1952 — 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: 0.62% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 13.5

CMA / ARV

• ARV (median comp): $2,078,819
• List price: $1,325,000
• Delta: -36.26%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.4%
• Equity multiple: 0.15×
• Total profit: $-314,087
• Equity at exit: $197,562

10-year hold

• IRR: -14.4%
• Equity multiple: 0.09×
• Total profit: $-336,196
• Equity at exit: $114,562

Cash invested: $371,000 (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: 13.5×

Monthly cashflow live

• Estimated rent: $8,191 medium
• Mortgage (P&I): −$6,948
• Tax from tax record: −$867 /mo · $10,408/yr
• Insurance: −$552
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,720
• Net cashflow: $-1,897

Break-even live

Break-even rent $10,592

Max offer price $989,864

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: $331,250
• Closing costs: $39,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Long Lots Ln Westport, CT	5.0	4.5	4127	$16,500	$4.00	44d	1	0.33mi
10 Fernwood Rd Westport, CT	5.0	3.5	4029	$13,000	$3.23	3d	1	1.30mi
20 Joann Cir Westport, CT	5.0	4.0	3392	$14,000	$4.13	24d	1	1.43mi

Listing history 11 events

1. 2026-06-10
   status $1,325,000 Under Contract 27 DOM
2. 2026-06-09
   days on market $1,325,000 Under Contract - Continue to Show 27 DOM
3. 2026-06-08
   days on market $1,325,000 Under Contract - Continue to Show 26 DOM
4. 2026-06-07
   days on market $1,325,000 Under Contract - Continue to Show 25 DOM
5. 2026-06-05
   days on market $1,325,000 Under Contract - Continue to Show 22 DOM
6. 2026-06-03
   days on market $1,325,000 Under Contract - Continue to Show 21 DOM
7. 2026-06-03
   days on market $1,325,000 Under Contract - Continue to Show 20 DOM
8. 2026-06-01
   days on market $1,325,000 Under Contract - Continue to Show 19 DOM
9. 2026-05-31
   status $1,325,000 Under Contract - Continue to Show 18 DOM
10. 2026-05-31
    days on market $1,325,000 Active 18 DOM
11. 2026-05-13
    listed $1,325,000 Active 746-char remark

ⓘ 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: $10,408 · $867/mo
• Projected year-2 tax: $19,382 · $1,615/mo
• Expected delta: +$8,974/yr (+$748/mo · 86.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $98,290
• − Mortgage interest: −$74,221
• − Property taxes: −$10,408
• − Insurance: −$6,625
• − Repairs & maintenance: −$7,863
• − Management: −$7,863
• − Depreciation: −$38,545
• Taxable loss: −$47,236
• Est. tax savings @ 24.0%: +$11,337
• After-tax cash flow: $-11,429/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: Westport School District
• NCES district ID: 0905040
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 82% ▼ -3.00%
• Median HH income: $156,579
• Composite: 76.16/100
• National rank: #114
• State rank: #3 of 153 in CT

Livability — Staples

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

Census & demographics

• Census place: Staples, CT
• County: Fairfield County · 765,532 people
• City population: 27,364
• 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

3 events — show timeline

• 2026-06-09 Pending — Smart MLS
• 2026-05-31 Contingent — Smart MLS
• 2026-05-13 Listed $1,325,000 Smart MLS

Property tax history

+0.8%/yr

Latest (2023): $10,408 · +1.6% YoY. Source: county tax records.