1 Sabbaday Ln · New Preston, CT 06793

$750,000

2 bd · 2.0 ba · 2,015 sqft · SingleFamily public records · 74 Days on market

Built 1970 1.08 ac lot $372/sqft · 37% below area Est $1184k · 37% under ↓ 6% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.3/10.0
• Appreciation +5.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for a home that inspires you! This coveted Washington property has been immaculately maintained. With 2,000+ sq. ft of spacious, light filled rooms, in a serene setting. This artist retreat is the perfect blend of comfort and creativity. It is ideal for painting, writing, or simply enjoying peaceful living. A true hidden gem for those who want their home to be more than just a place to live in, it's a space to create.

Key facts

• 1.08 acre lot
• 2 garage spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $6k ($69k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $750k).
• Recommended offer: $705k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.0% in New Preston — 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 69/100 on livability (#105 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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.
• Market conditions: 10 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($5k loan paydown + $6k appreciation (0.9% local appreciation)).
• At projected returns (0.9% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $705,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.73% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.80%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (median comp): $1,183,988
• List price: $750,000
• Delta: -36.65%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Wykeham Rd	0.51mi	3/2.5 (+1)	2,113 (+5%)	0mo	$1,105,000	$523	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.78×
• Total profit: $374,270
• Equity at exit: $250,652

10-year hold

• IRR: 37.3%
• Equity multiple: 5.43×
• Total profit: $930,317
• Equity at exit: $328,970

Cash invested: $210,000 (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 06793

• Home prices YoY: 0.3%
• Active inventory: 10
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $12,959 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$253 /mo · $3,036/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,721
• Net cashflow: $5,739

Break-even live

Break-even rent $5,694

Max offer price $750,000

Occupancy floor 51%

Sensitivity live

Price	-10% $6,164	-5% $5,951	+0% $5,739	+5% $5,527	+10% $5,315
Rent	-10% $4,715	-5% $5,227	+0% $5,739	+5% $6,251	+10% $6,763
Rate	-1.0pp $6,117	-0.5pp $5,930	base $5,739	+0.5pp $5,545	+1.0pp $5,347

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Kirby Rd Washington, CT	2.0	2.0	2153	$15,900	$7.39	44d	1	0.63mi
114 Bee Brook Rd Washington Depot, CT	3.0	1.0	1450	$3,950	$2.72	44d	1	1.48mi

Listing history 24 events

1. 2026-06-19
   days on market $750,000 Active 74 DOM
2. 2026-06-18
   days on market $750,000 Active 73 DOM
3. 2026-06-17
   days on market $750,000 Active 72 DOM
4. 2026-06-16
   days on market $750,000 Active 71 DOM
5. 2026-06-15
   days on market $750,000 Active 70 DOM
6. 2026-06-14
   days on market $750,000 Active 68 DOM
7. 2026-06-13
   days on market $750,000 Active 67 DOM
8. 2026-06-10
   days on market $750,000 Active 65 DOM
9. 2026-06-09
   days on market $750,000 Active 64 DOM
10. 2026-06-08
    days on market $750,000 Active 63 DOM
11. 2026-06-07
    days on market $750,000 Active 62 DOM
12. 2026-06-05
    days on market $750,000 Active 59 DOM
13. 2026-06-03
    days on market $750,000 Active 58 DOM
14. 2026-06-02
    days on market $750,000 Active 57 DOM
15. 2026-06-01
    days on market $750,000 Active 56 DOM
16. 2026-05-31
    days on market $750,000 Active 55 DOM
17. 2026-05-30
    days on market $750,000 Active 54 DOM
18. 2026-05-14
    price $750,000 429-char remark

    Show marketing remark (429 chars)

    Looking for a home that inspires you! This coveted Washington property has been immaculately maintained. With 2,000+ sq. ft of spacious, light filled rooms, in a serene setting. This artist retreat is the perfect blend of comfort and creativity. It is ideal for painting, writing, or simply enjoying peaceful living. A true hidden gem for those who want their home to be more than just a place to live in, it's a space to create.

19. 2026-04-05
    listed $775,000 Active 429-char remark

    Show marketing remark (429 chars)

    Looking for a home that inspires you! This coveted Washington property has been immaculately maintained. With 2,000+ sq. ft of spacious, light filled rooms, in a serene setting. This artist retreat is the perfect blend of comfort and creativity. It is ideal for painting, writing, or simply enjoying peaceful living. A true hidden gem for those who want their home to be more than just a place to live in, it's a space to create.

20. 2026-03-27
    historical
21. 2026-03-25
    status Active
22. 2026-03-25
    historical
23. 2026-03-24
    price $775,000
24. 2025-08-24
    listed $795,000 Active

ⓘ 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: $3,036 · $253/mo
• Projected year-2 tax: $9,543 · $795/mo
• Expected delta: +$6,507/yr (+$542/mo · 214.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $155,510
• − Mortgage interest: −$42,012
• − Property taxes: −$3,036
• − Insurance: −$3,750
• − Repairs & maintenance: −$12,441
• − Management: −$12,441
• − Depreciation: −$21,818
• Taxable income: $60,013
• Est. tax owed @ 24.0%: −$14,403
• After-tax cash flow: $54,467/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 — New Preston

• Score: 69/100
• State rank: #105
• US rank: #9031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,802
• Population (ZIP): 1,270

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 17% Two or more races 3% Asian 2%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 4%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 2% German/W. Germanic 1%

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: ▲ 0.86%
• Current HPI: 260.8543
• 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

-5.7% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $750,000 Smart MLS
• 2026-04-05 Listed $775,000 Smart MLS
• 2026-03-27 Listing Removed — Smart MLS
• 2026-03-25 Relisted — Smart MLS
• 2026-03-25 Listing Removed — Smart MLS
• 2026-03-24 Price Changed $775,000 Smart MLS
• 2025-08-24 Listed $795,000 Smart MLS

Property tax history

-0.4%/yr

Latest (2023): $3,036 · +0.0% YoY. Source: county tax records.