None · Gaylordsville, CT 06757

$365,000

2 bd · 2.5 ba · 1,622 sqft · Condo public records · 16 Days on market

Built 1987 $350/mo HOA · 8% of rent

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Why this score? — see what drove the C+ 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.2/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three Bedroom Condo In Great Condition

Key facts

• Private bath
• Spacious deck
• Separate back deck

Tags

• LIGHT-FILLED LIVING ROOM
• SPACIOUS DECK
• SEPARATE BACK DECK
• PRIVATE BATH
• OVERSIZED GARAGE

Property features AI

Finance

• Other: Part of a 4-unit complex; Nearby amenities include basketball court, lake, park, private schools, shopping/mall and tennis courts
• HOA & community: Monthly HOA fee of $350; HOA covers grounds maintenance, trash pickup, snow removal, property management and road maintenance; Homeowners association managed (unit owners association); Pets allowed with restrictions (see bylaws)

Exterior

• Parking: Under-house garage (1 garage)
• Utilities: Public water; Public sewer
• Home design: Condominium in Kent Hills Condo III; Condo/Co-op property type; White exterior
• Construction: Frame construction
• Exterior features: Clapboard and vinyl siding; City views

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: Two bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric hot air heat; Central air conditioning; Domestic hot water
• Interior features: Five total rooms; Central air; One fireplace; Full basement with garage access and walk-out; Attic accessible via hatch
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $360k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.8% in Gaylordsville — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 01 (rural): math 30% / reading 60% proficiency, ranked #147 of 192 in CT (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Housatonic Valley Regional High School (math 22% / reading 57%, grade F, #107 of 194 statewide, top 56%, 319 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 26 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 $4k of equity ($3k loan paydown + $1k appreciation (0.4% local appreciation)).
• At projected returns (0.4% appreciation + 3.0% rent growth), your $102k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,525 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.46×
• Total profit: $46,930
• Equity at exit: $113,145

10-year hold

• IRR: 13.9%
• Equity multiple: 2.59×
• Total profit: $162,428
• Equity at exit: $141,860

Cash invested: $102,200 (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 06757

• Home prices YoY: 0.1%
• Active inventory: 26
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,386 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$253 /mo · $3,032/yr
• Insurance: −$152
• HOA: −$350
• Vacancy / Maint / Mgmt: −$921
• Net cashflow: $796

Break-even live

Break-even rent $3,378

Max offer price $365,000

Occupancy floor 77%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Johnson Rd Kent, CT	2.0	1.5	1296	$6,000	$4.63	44d	1	0.31mi
44 Elizabeth St Unit D Kent, CT	2.0	1.0	1500	$2,300	$1.53	44d	1	0.46mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-19
   days on market $365,000 Active 16 DOM
2. 2026-06-18
   days on market $365,000 Active 15 DOM
3. 2026-06-17
   days on market $365,000 Active 14 DOM
4. 2026-06-16
   days on market $365,000 Active 13 DOM
5. 2026-06-15
   days on market $365,000 Active 12 DOM
6. 2026-06-14
   days on market $365,000 Active 10 DOM
7. 2026-06-13
   days on market $365,000 Active 9 DOM
8. 2026-06-10
   days on market $365,000 Active 7 DOM
9. 2026-06-09
   days on market $365,000 Active 6 DOM
10. 2026-06-08
    days on market $365,000 Active 5 DOM
11. 2026-06-07
    days on market $365,000 Active 4 DOM
12. 2026-06-05
    remarks 682-char remark
13. 2026-06-05
    listed $365,000 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: $3,032 · $253/mo
• Projected year-2 tax: $5,422 · $452/mo
• Expected delta: +$2,390/yr (+$199/mo · 78.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,636
• − Mortgage interest: −$20,446
• − Property taxes: −$3,032
• − Insurance: −$1,825
• − Repairs & maintenance: −$4,211
• − Management: −$4,211
• − HOA: −$4,200
• − Depreciation: −$10,618
• Taxable income: $4,093
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $8,574/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 01
• NCES district ID: 0903600
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 60% ▬ 0.00%
• Median HH income: $66,599
• Composite: 42.38/100
• National rank: #6926
• State rank: #147 of 192 in CT

Livability — Gaylordsville

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

Census & demographics

• City population: 975
• Population (ZIP): 1,987

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 5% Lithuanian 4% Iranian 4%
• Foreign-born: 11% · Canada, Jamaica, South Korea
• Languages at home: 91% English-only · Other Indo-European 4% Spanish 2% Russian/Polish/Slavic 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: ▲ 0.39%
• Current HPI: 299.2094
• 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

+97.3% since first listed

4 events — show timeline

• 2026-06-03 Listed $365,000 Smart MLS
• 2005-09-20 Sold (MLS) $350,000 Smart MLS
• 2005-06-13 Listed $350,000 Smart MLS
• 1987-12-15 Sold (Public Records) $185,000 Public Records

Property tax history

-0.4%/yr

Latest (2023): $3,032 · +1.0% YoY. Source: county tax records.