47 South St · Bridgewater, CT 06783

$850,000

3 bd · 2.0 ba · 2,489 sqft · Other · 4 Days on market

Built 1833 4.47 ac lot ↓ 13% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step back in time and own a piece of history with the distinguished Philo N. Hodge House, a remarkable antique home built in 1833 and proudly added to the National Register of Historic Places in 2024. Rich in character and historic charm, this unique property offers an opportunity to become the next steward of a truly special home. Bring your imagination and vision to this treasured historic property and make it your own. A welcoming foyer greets you upon entry and leads to a spacious formal living room featuring a classic fireplace. The sunroom is complete with a wood-burning stove. Upstairs, you'll find three bedrooms, including one pass-through bedroom that offers flexibility for a nurse

Key facts

• Private wood deck
• 4.47 acre lot
• Built 1833

Tags

• FINISHED WALK-UP ATTIC
• ACCESSORY DWELLING UNIT
• PRIVATE WOOD DECK
• SEPARATE FINISHED AREA

Property features AI

Finance

• Financial info: Assessed value listed (public record)

Exterior

• Utilities: Private well water; Septic system; Fuel tank located in basement
• Home design: Single family home
• Construction: Frame construction; Stone foundation; Grey exterior
• Exterior features: Asphalt shingle roof; Clapboard siding; Lot lightly wooded with level areas and some wetlands; Located in a regulated historic district

Interior

• Kitchen: Electric range; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heat; Wood/coal stove; Oil-fired heat; 50-gallon electric hot water tank; Generator
• Interior features: Whole-house humidifier; Two fireplaces; In-law apartment with detached access; Finished walk-up attic
• Laundry & utility: Washer and electric dryer; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $850k.

Deal economics

• At list price, monthly cash flow is $6k ($67k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $850k).
• Cap rate 14.2% vs local median 3.9% in Bridgewater — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Booth Free School (math 64% / reading 74%, grade A-, #78 of 553 statewide, top 17%, 73 students, 18% FRL).
• Market conditions: 48 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Northwest Hills Planning Region in 2024 (6 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 $26k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $238k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1833 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $850,000

Questions for the listing agent

1. Built in 1833 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.12%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.3%
• Equity multiple: 1.91×
• Total profit: $217,421
• Equity at exit: $126,738

10-year hold

• IRR: 30.3%
• Equity multiple: 3.72×
• Total profit: $646,644
• Equity at exit: $73,492

Cash invested: $238,000 (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 06783

• Home prices YoY: -24.7%
• Active inventory: 48
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $14,054 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$714 /mo · $8,572/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,951
• Net cashflow: $5,576

Break-even live

Break-even rent $6,995

Max offer price $850,000

Occupancy floor 55%

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 North St Roxbury, CT	4.0	2.5	3089	$16,500	$5.34	43d	1	0.55mi
24 Old Roxbury Rd Roxbury, CT	3.0	3.5	2862	$15,000	$5.24	23d	1	0.92mi
7 Lower County Rd Roxbury, CT	3.0	2.0	2568	$9,000	$3.50	43d	1	1.09mi

Listing history 5 events

1. 2026-06-19
   days on market $850,000 Active 4 DOM
2. 2026-06-18
   days on market $850,000 Active 3 DOM
3. 2026-06-17
   days on market $850,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $850,000 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: $8,572 · $714/mo
• Projected year-2 tax: $13,381 · $1,115/mo
• Expected delta: +$4,809/yr (+$401/mo · 56.1%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $168,643
• − Mortgage interest: −$47,613
• − Property taxes: −$8,572
• − Insurance: −$4,250
• − Repairs & maintenance: −$13,491
• − Management: −$13,491
• − Depreciation: −$24,727
• Taxable income: $56,498
• Est. tax owed @ 24.0%: −$13,559
• After-tax cash flow: $53,357/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 — Bridgewater

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

Census & demographics

• Population (ZIP): 2,184

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Common ancestry: Slovak 8% Romanian 7% Hispanic 5%
• Foreign-born: 14% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 6% Other Indo-European 4% Spanish 3%

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: ▼ -55.80%
• Current HPI: 170.3789
• 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

-12.8% since first listed

5 events — show timeline

• 2026-06-15 Listed $850,000 Smart MLS
• 2026-04-02 Listing Removed — Smart MLS
• 2025-11-05 Price Changed $875,000 Smart MLS
• 2025-10-01 Listed $975,000 Smart MLS
• 2025-09-26 Coming Soon — Smart MLS

Property tax history

+2.3%/yr

Latest (2023): $8,572 · +5.6% YoY. Source: county tax records.