30 Marlborough Rd · Norwalk, CT 06851

$875,000

4 bd · 3.0 ba · 1,974 sqft · SingleFamily public records · 25 Days on market

Built 1963 0.52 ac lot $443/sqft · at area comps Est $887k · at est.

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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).

• Cash flow +13.2/30.0
• ARV discount +8.1/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 30 Marlborough Road, a 4-bedroom, 3-bath Colonial set on a cul-de-sac in Wolfpit, offering 1,974 square feet on over half an acre. Enter through the central foyer, which flows into the heart of the home: a living room with vaulted ceilings, a fireplace, and large windows. The family room and dining room sit adjacent to the spacious eat-in-kitchen, creating a relaxed, everyday living space, while a convenient laundry room keeps chores tucked away. The first floor also features a private bedroom with an attached, fully updated full bath, ideal for guests or multi-generational living and a large den with a slider to the back patio. Upstairs, the primary suite spans the home and incl

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: Attached garage; Two-car garage; Paved driveway and off-street parking; Driveway provides additional parking (total 3 spaces)
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Block foundation; White exterior color
• Exterior features: Patio; Beach rights; Located on a cul-de-sac; Paved driveway

Interior

• Kitchen: Oven/Range; Refrigerator; Disposal
• Bedrooms: Four bedrooms
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot water heating (oil-fired); Wall unit cooling; Fuel tank located in basement
• Interior features: Seven total rooms; Partial basement with hatchway; One fireplace; Wall unit cooling
• Laundry & utility: Washer and dryer; Laundry next to kitchen on the main level; Domestic hot water

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $875k.

Deal economics

• At list price, monthly cash flow is $-9 ($-104/yr) — negative.
• To cash-flow at today's rent, offer at most $873k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $712k (18.6% below list).
• Recommended offer: $712k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Norwalk — 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 77/100 on livability (#41 in CT, #2,966 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A; Watch: amenities C-, cost of living F.
• Norwalk School District (urban): math 29% / reading 44% proficiency, ranked #104 of 153 in CT (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.1%/yr); 94 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $7,121/mo this rent would consume 77% of the median local household income ($111k/yr) (locally 995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($862k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $712,099 (18.6% 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. Built in 1963 — 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: 0.81% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (median comp): $887,431
• List price: $875,000
• Delta: -1.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Partrick Ave	0.26mi	4/2.5	2,080 (+5%)	8mo	$895,000	$430	70
9 Trailside Dr	0.38mi	3/2.0 (-1)	2,120 (+7%)	3mo	$780,000	$368	59
15 Grumman Ave	0.40mi	3/2.5 (-1)	1,854 (-6%)	10mo	$686,000	$370	55
23 Shepherd St	0.52mi	3/1.5 (-1)	2,055 (+4%)	11mo	$765,000	$372	48
19 Assisi Way	0.69mi	4/2.5	2,103 (+6%)	8mo	$781,000	$371	48
24 Silwen Ln	0.73mi	4/2.0	2,060 (+4%)	9mo	$815,000	$396	47
10 Baldwin Rd	0.42mi	3/2.0 (-1)	1,754 (-11%)	8mo	$805,000	$459	46
65 Cranbury Rd	0.42mi	3/2.5 (-1)	1,760 (-11%)	10mo	$901,000	$512	46
37 Murray St	0.59mi	3/2.0 (-1)	1,769 (-10%)	2mo	$595,000	$336	44
26 Wayfaring Rd	0.67mi	3/2.5 (-1)	1,863 (-6%)	11mo	$710,000	$381	43
2 Woodley Ln	0.69mi	3/2.0 (-1)	1,809 (-8%)	3mo	$864,900	$478	42
10 Algonquin Rd	0.68mi	3/2.0 (-1)	2,214 (+12%)	4mo	$750,000	$339	36

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 · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-148,808
• Equity at exit: $130,465

10-year hold

• IRR: -11.0%
• Equity multiple: 0.36×
• Total profit: $-156,361
• Equity at exit: $75,654

Cash invested: $245,000 (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 06851

• Rents YoY: 2.1%
• Active inventory: 94
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $7,121 high
• Mortgage (P&I): −$4,589
• Tax from tax record: −$681 /mo · $8,173/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,495
• Net cashflow: $-9

Break-even live

Break-even rent $7,132

Max offer price $873,467

Occupancy floor 95%

Sensitivity live

Price	-10% $487	-5% $239	+0% $-9	+5% $-256	+10% $-504
Rent	-10% $-571	-5% $-290	+0% $-9	+5% $273	+10% $554
Rate	-1.0pp $432	-0.5pp $214	base $-9	+0.5pp $-235	+1.0pp $-466

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Partrick Ave Norwalk, CT	3.0	2.5	1504	$4,999	$3.32	44d	1	0.21mi
303 Newtown Ave Norwalk, CT	3.0	1.0	1400	$2,800	$2.00	44d	1	0.23mi
5 Wakerobin Rd Norwalk, CT	3.0	2.0	1848	$4,900	$2.65	3d	1	0.82mi
55 Kings Hwy N Westport, CT	3.0	2.0	1719	$10,000	$5.82	44d	1	1.12mi
38 Newtown Tpke Westport, CT	3.0	2.0	1800	$4,800	$2.67	3d	1	1.22mi
85 Post Rd W Unit 507 Westport, CT	3.0	2.0	1412	$8,997	$6.37	24d	1	1.35mi
85 Post Rd W Unit 510 Westport, CT	3.0	2.0	1432	$9,169	$6.40	24d	1	1.35mi
85 Post Rd W Unit 401 Westport, CT	3.0	2.0	1604	$9,789	$6.10	24d	1	1.35mi
85 Post Rd W Unit 512 Westport, CT	3.0	2.0	1311	$9,037	$6.89	24d	1	1.35mi
85 Post Rd W Unit 307 Westport, CT	3.0	2.0	1412	$8,597	$6.09	24d	1	1.35mi
85 Post Rd W Unit 208 Westport, CT	3.0	2.0	1515	$8,889	$5.87	4d	1	1.35mi
85 Post Rd W Unit 502 Westport, CT	3.0	2.0	1466	$9,189	$6.27	4d	1	1.35mi
85 Post Rd W Unit 301 Westport, CT	3.0	2.0	1604	$9,489	$5.92	24d	1	1.35mi
85 Post Rd W Unit 509 Westport, CT	3.0	2.0	1446	$9,289	$6.42	24d	1	1.35mi
85 Post Rd W Unit 314 Westport, CT	3.0	2.0	1311	$8,337	$6.36	24d	1	1.35mi
85 Post Rd W Unit 408 Westport, CT	3.0	2.0	1515	$9,789	$6.46	4d	1	1.35mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,789	$8.30	3d	31	1.35mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,489	$8.04	44d	24	1.35mi
24 Highbrook Rd Norwalk, CT	3.0	2.0	1815	$5,050	$2.78	24d	1	1.44mi
28 Treadwell Ave Westport, CT	3.0	3.0	1651	$6,950	$4.21	4d	1	1.49mi
56 Linden St Norwalk, CT	3.0	2.0	1763	$8,000	$4.54	3d	1	1.49mi

Listing history 6 events

1. 2026-06-03
   statusdays on market $875,000 Under Contract 25 DOM
2. 2026-06-01
   days on market $875,000 Under Contract - Continue to Show 24 DOM
3. 2026-05-31
   days on market $875,000 Under Contract - Continue to Show 23 DOM
4. 2026-05-15
   historical Under Contract - Continue to Show 1420-char remark
5. 2026-05-09
   listed $875,000 Active 1420-char remark
6. 2026-05-03
   historical $875,000 1420-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: $8,173 · $681/mo
• Projected year-2 tax: $13,449 · $1,121/mo
• Expected delta: +$5,276/yr (+$440/mo · 64.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $85,452
• − Mortgage interest: −$49,014
• − Property taxes: −$8,173
• − Insurance: −$4,375
• − Repairs & maintenance: −$6,836
• − Management: −$6,836
• − Depreciation: −$25,455
• Taxable loss: −$15,237
• Est. tax savings @ 24.0%: +$3,657
• After-tax cash flow: $3,553/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: Norwalk School District
• NCES district ID: 0903090
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $76,540
• Composite: 34.07/100
• National rank: #5297
• State rank: #104 of 153 in CT

Livability — Norwalk

• Score: 77/100
• State rank: #41
• US rank: #2966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwalk, CT
• County: Fairfield County · 765,532 people
• City population: 89,026
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 27,865
• Household income: $111,341
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 995.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 25% Black 16% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 3%
• Common ancestry: Romanian 4% Hispanic 1% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica, Guatemala
• Languages at home: 68% English-only · Spanish 22% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -372.10%
• Current HPI: 190.9291
• Rent YoY: ▲ 2.11%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-02 Pending — Smart MLS
• 2026-05-15 Contingent — Smart MLS
• 2026-05-09 Listed $875,000 Smart MLS
• 2026-05-03 Coming Soon $875,000 Smart MLS

Property tax history

+0.7%/yr

Latest (2023): $8,173 · +1.9% YoY. Source: county tax records.