123-A Peaceable St · Georgetown, CT 06896

$925,000

4 bd · 3.0 ba · 3,594 sqft · SingleFamily · 85 Days on market

Built 1988 Fair condition 2.62 ac lot $257/sqft · 12% below area Est $1052k · 12% under

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Why this score? — see what drove the B+ 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 +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 123a Peaceable St. West Redding, Connecticut | 4 Bedrooms | 3,594 Square Feet | 2.62 Private Acres. Tucked away at the end of a quiet cul-de-sac in highly desirable West Redding, this classic Colonial offers a rare combination of privacy, scale, and opportunity. Set on 2.62 lightly wooded acres framed by mature trees and stone walls, the property invites a lifestyle connected to nature while remaining convenient to town, Metro-North, and lower Fairfield County commuting corridors. Built in 1988 and offering 3,594 square feet above grade, the home unfolds with generous proportions and a traditional yet flowing layout. The heart of the home includes an expansive kitchen and breakfast nook, gracious dining and living spaces, and a large family room anchored by one of three fireplaces. Upstairs, four bedrooms, including a spacious primary suite with walk-in closet and bath, provide flexibility for today's lifestyle. A full basement offers substantial storage or future finishing potential, while the three-car attached garage enhances convenience. Natural light fills the home, and the scale of the rooms speaks to quality construction and thoughtful design. At the same time, this property presents an exciting opportunity for its next chapter. Kitchens and baths may be reimagined to reflect modern tastes, while cosmetic updates can unlock tremendous long-term value.

Key facts

• 2.62 acre lot
• 3 garage spots
• Built 1988

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $925k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $9k ($113k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $925k).
• Recommended offer: $870k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#137 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: amenities F, commute F, cost of living F.
• 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.
• Market conditions: 61 active listings in the ZIP; 1 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

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $259k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($870k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 32y 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 $658k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $869,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.16% ✓
• Cap rate: 18.50%
• Cash-on-cash: 43.59%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (median comp): $1,052,443
• List price: $925,000
• Delta: -12.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Redding Rd	0.53mi	3/2.5 (-1)	3,594 (0%)	20mo	$872,500	$243	51
116 70 Acre Rd	0.71mi	5/3.5 (+1)	3,786 (+5%)	11mo	$725,000	$191	42

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: 40.5%
• Equity multiple: 2.74×
• Total profit: $449,583
• Equity at exit: $137,921

10-year hold

• IRR: 46.8%
• Equity multiple: 5.50×
• Total profit: $1,164,243
• Equity at exit: $79,977

Cash invested: $259,000 (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: 61
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $20,000 medium
• Mortgage (P&I): −$4,851
• Tax est. 1.5%: −$1,156 /mo · $13,875/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,200
• Net cashflow: $9,408

Break-even live

Break-even rent $8,092

Max offer price $925,000

Occupancy floor 48%

Sensitivity live

Price	-10% $10,047	-5% $9,727	+0% $9,408	+5% $9,088	+10% $8,768
Rent	-10% $7,828	-5% $8,618	+0% $9,408	+5% $10,198	+10% $10,988
Rate	-1.0pp $9,873	-0.5pp $9,643	base $9,408	+0.5pp $9,168	+1.0pp $8,924

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Seventy Acre Rd Redding, CT	4.0	4.5	3350	$20,000	$5.97	3d	1	0.72mi

Listing history 18 events

1. 2026-03-04
   listed $925,000 Active 1391-char remark

   Show marketing remark (1391 chars)

   Welcome to 123a Peaceable St. West Redding, Connecticut | 4 Bedrooms | 3,594 Square Feet | 2.62 Private Acres. Tucked away at the end of a quiet cul-de-sac in highly desirable West Redding, this classic Colonial offers a rare combination of privacy, scale, and opportunity. Set on 2.62 lightly wooded acres framed by mature trees and stone walls, the property invites a lifestyle connected to nature while remaining convenient to town, Metro-North, and lower Fairfield County commuting corridors. Built in 1988 and offering 3,594 square feet above grade, the home unfolds with generous proportions and a traditional yet flowing layout. The heart of the home includes an expansive kitchen and breakfast nook, gracious dining and living spaces, and a large family room anchored by one of three fireplaces. Upstairs, four bedrooms, including a spacious primary suite with walk-in closet and bath, provide flexibility for today's lifestyle. A full basement offers substantial storage or future finishing potential, while the three-car attached garage enhances convenience. Natural light fills the home, and the scale of the rooms speaks to quality construction and thoughtful design. At the same time, this property presents an exciting opportunity for its next chapter. Kitchens and baths may be reimagined to reflect modern tastes, while cosmetic updates can unlock tremendous long-term value.

2. 2026-02-27
   historical $925,000 1391-char remark

   Show marketing remark (1391 chars)

   Welcome to 123a Peaceable St. West Redding, Connecticut | 4 Bedrooms | 3,594 Square Feet | 2.62 Private Acres. Tucked away at the end of a quiet cul-de-sac in highly desirable West Redding, this classic Colonial offers a rare combination of privacy, scale, and opportunity. Set on 2.62 lightly wooded acres framed by mature trees and stone walls, the property invites a lifestyle connected to nature while remaining convenient to town, Metro-North, and lower Fairfield County commuting corridors. Built in 1988 and offering 3,594 square feet above grade, the home unfolds with generous proportions and a traditional yet flowing layout. The heart of the home includes an expansive kitchen and breakfast nook, gracious dining and living spaces, and a large family room anchored by one of three fireplaces. Upstairs, four bedrooms, including a spacious primary suite with walk-in closet and bath, provide flexibility for today's lifestyle. A full basement offers substantial storage or future finishing potential, while the three-car attached garage enhances convenience. Natural light fills the home, and the scale of the rooms speaks to quality construction and thoughtful design. At the same time, this property presents an exciting opportunity for its next chapter. Kitchens and baths may be reimagined to reflect modern tastes, while cosmetic updates can unlock tremendous long-term value.

3. 2010-06-30
   soldstatus $658,000 246-char remark

   Show marketing remark (246 chars)

   Spacious Home W/Custom Details. Sw Location Just Minutes To Shopping & Commuting. Coffered Ceiling In Lr, Detailed Mill Work In Dr Archway, Kitchen Remodeled In 2002. Extensive Patio, Stone Walls & Landscaping. Built-In Lazyman Gas Grill

4. 2010-03-16
   listed $679,000 246-char remark

   Show marketing remark (246 chars)

   Spacious Home W/Custom Details. Sw Location Just Minutes To Shopping & Commuting. Coffered Ceiling In Lr, Detailed Mill Work In Dr Archway, Kitchen Remodeled In 2002. Extensive Patio, Stone Walls & Landscaping. Built-In Lazyman Gas Grill

5. 2009-10-03
   historical
6. 2009-03-23
   listed $749,000
7. 2008-12-01
   historical
8. 2008-07-01
   listed $829,000
9. 2008-06-30
   historical
10. 2007-06-19
    listed $870,000
11. 2002-05-29
    soldstatus $699,000
12. 2002-01-07
    listed $699,000
13. 1999-04-16
    historical
14. 1998-08-17
    listed $599,900
15. 1995-05-02
    historical
16. 1995-04-28
    soldstatus $550,000
17. 1994-08-15
    listed $575,000
18. 1994-08-15
    listed $575,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6/10 Major 27% 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: $240,000
• − Mortgage interest: −$51,814
• − Property taxes: −$13,875
• − Insurance: −$4,625
• − Repairs & maintenance: −$19,200
• − Management: −$19,200
• − Depreciation: −$26,909
• Taxable income: $104,377
• Est. tax owed @ 24.0%: −$25,050
• After-tax cash flow: $87,840/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, particularly in the kitchen and bathrooms, to improve its condition and value. Updates to the paint, flooring, landscaping, and kitchen and bathroom fixtures would significantly enhance its appeal and marketability.

Repairs flagged

• Minor Paint — Paint appears slightly worn and could benefit from touch-up.
• Minor Flooring — Tiled flooring in kitchen and bathrooms could be refreshed with a sealant or new grout.

Value-add opportunities

• Both Paint and sealant on flooring — Refreshing the paint and flooring will improve the home's appearance and appeal to potential buyers or renters.
• Both Landscaping — A well-maintained and aesthetically pleasing landscape can significantly enhance the home's curb appeal and value.
• Both HVAC maintenance — Ensuring the HVAC system is in good working order will improve comfort and energy efficiency, which is attractive to both buyers and renters.
• Both Window treatments — Adding window treatments can enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters.
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms with modern fixtures and finishes can significantly increase the home's value and appeal to both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly worn and could benefit from touch-up.	Minor	$500–3,000
Flooring · Tiled flooring in kitchen and bathrooms could be refreshed with a sealant or new grout.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint and sealant on flooring — Refreshing the paint and flooring will improve the home's appearance and appeal to potential buyers or renters. ↑
• Both Landscaping — A well-maintained and aesthetically pleasing landscape can significantly enhance the home's curb appeal and value. ↑
• Both HVAC maintenance — Ensuring the HVAC system is in good working order will improve comfort and energy efficiency, which is attractive to both buyers and renters. ↑
• Both Window treatments — Adding window treatments can enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms with modern fixtures and finishes can significantly increase the home's value and appeal to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Georgetown

• Score: 60/100
• State rank: #137
• US rank: #18472

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+60.9% since first listed

18 events — show timeline

• 2026-03-04 Listed $925,000 Smart MLS
• 2026-02-27 Coming Soon $925,000 Smart MLS
• 2010-06-30 Sold (MLS) $658,000 Smart MLS
• 2010-03-16 Listed $679,000 Smart MLS
• 2009-10-03 Listing Removed — Smart MLS
• 2009-03-23 Listed $749,000 Smart MLS
• 2008-12-01 Listing Removed — Smart MLS
• 2008-07-01 Listed $829,000 Smart MLS
• 2008-06-30 Listing Removed — Smart MLS
• 2007-06-19 Listed $870,000 Smart MLS
• 2002-05-29 Sold (MLS) $699,000 Smart MLS
• 2002-01-07 Listed $699,000 Smart MLS
• 1999-04-16 Listing Removed — Smart MLS
• 1998-08-17 Listed $599,900 Smart MLS
• 1995-05-02 Listing Removed — Smart MLS
• 1995-04-28 Sold (MLS) $550,000 Smart MLS
• 1994-08-15 Listed $575,000 Smart MLS
• 1994-08-15 Listed $575,000 Smart MLS