10 Beech Rd · Ridgefield, CT 10590

$379,000

3 bd · 1.0 ba · 924 sqft · SingleFamily · 90 Days on market

Built 1928 0.43 ac lot Est $601k · 37% under $21/mo HOA

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Schools +7.5/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, builders, and contractors. 10 Beech Road presents a prime value-add opportunity on a quiet dead-end road in the desirable Lake Kitchawan community. This 3-bedroom home situated on approximately 0.43 acres is ready for renovation and ideal for cash buyers or purchasers using a rehab loan looking to create value. As a member of the Lake Kitchawan Association, owners enjoy beach access, lake privileges, and water access, including a private sandy beach and lakeside dock for non-motorized boating, kayaking, and paddleboarding. Conveniently located near Ridgefield, major commuter routes, and Metro-North, offering both investment upside and lifestyle appeal. Please note the

Key facts

• Lake privileges
• Lakeside dock
• Beach access

Tags

• BEACH ACCESS
• LAKE PRIVILEGES
• WATER ACCESS
• PRIVATE SANDY BEACH
• LAKESIDE DOCK
• NON-MOTORIZED BOATING

Property features AI

Finance

• HOA & community: Has an association with an annual fee of $250 that includes water; Community playground

Exterior

• Parking: Driveway; Carport present
• Utilities: Electric service by NYSEG; Propane available; Septic tank sewer
• Home design: Single family residence
• Construction: Clapboard exterior
• Exterior features: Deck; Not waterfront

Interior

• Kitchen: Gas range
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Hot air heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Original details; Full basement; Full attic; 6 total rooms
• Laundry & utility: Basement utility access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $379k).
• Recommended offer: $356k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.5% in Ridgefield — 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 78/100 on livability (#38 in CT, #2,615 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, commute A-; Watch: amenities F, cost of living F.
• Katonah-Lewisboro Union Free School District (suburban): math 75% / reading 82% proficiency, ranked #32 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Meadow Pond Elementary School (math 77% / reading 87%, grade A+, #138 of 2,108 statewide, top 8%, 342 students, 8% FRL); John Jay Middle School (math 58% / reading 79%, grade A, #94 of 729 statewide, top 13%, 662 students, 7% FRL); John Jay High School (math 98% / reading 82%, grade A+, #238 of 1,100 statewide, top 23%, 917 students, 9% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $106k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $379k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $356,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $600,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Lake Kitchawan Dr	0.22mi	2/1.0 (-1)	950 (+3%)	20mo	$251,000	$264	64
53 Cross Pond Rd	0.40mi	2/1.0 (-1)	1,000 (+8%)	22mo	$650,000	$650	44

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $18,311
• Equity at exit: $56,510

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $118,133
• Equity at exit: $32,769

Cash invested: $106,120 (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 10590

• Home prices YoY: -30.8%
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,416 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$158
• HOA: −$21
• Vacancy / Maint / Mgmt: −$927
• Net cashflow: $1,254

Break-even live

Break-even rent $2,828

Max offer price $379,000

Occupancy floor 67%

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: water

Listing history 13 events

1. 2026-06-13
   status $379,000 Pending 90 DOM
2. 2026-06-10
   days on market $379,000 Active 90 DOM
3. 2026-06-09
   days on market $379,000 Active 89 DOM
4. 2026-06-08
   days on market $379,000 Active 88 DOM
5. 2026-06-07
   days on market $379,000 Active 87 DOM
6. 2026-06-05
   days on market $379,000 Active 84 DOM
7. 2026-06-03
   days on market $379,000 Active 83 DOM
8. 2026-06-03
   days on market $379,000 Active 82 DOM
9. 2026-06-01
   days on market $379,000 Active 81 DOM
10. 2026-05-31
    days on market $379,000 Active 80 DOM
11. 2026-04-09
    price $379,000
12. 2026-03-12
    listed $415,000 Active
13. 2000-05-11
    soldstatus $130,000

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $4,461 · $372/mo
• Expected delta: +$3,650/yr (+$304/mo · 450.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $52,989
• − Mortgage interest: −$21,230
• − Property taxes: −$810
• − Insurance: −$1,895
• − Repairs & maintenance: −$4,239
• − Management: −$4,239
• − HOA: −$252
• − Depreciation: −$11,025
• Taxable income: $9,298
• Est. tax owed @ 24.0%: −$2,231
• After-tax cash flow: $12,822/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: Katonah-Lewisboro Union Free School District
• NCES district ID: 3616080
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $140,994
• Composite: 75.09/100
• National rank: #142
• State rank: #32 of 590 in NY

Livability — Ridgefield

• Score: 78/100
• State rank: #38
• US rank: #2615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 25,110
• Population (ZIP): 7,314

Population outlook (Westchester County) Hauer SSP2

• Today (2025): 1,028,035 people
• By 2030: 1,051,636 · +2.3%
• By 2040: 1,098,520 · +6.9%
• By 2050: 1,136,044 · +10.5%
• By 2075: 1,196,925 · +16.4%
• By 2100: 1,175,147 · +14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 6% Asian 4% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 13% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Korean 1%

Political lean MEDSL · Westchester

• 2024 margin: Strong D (+26.3) · D 63.1% · R 36.9%
• 2008→2024 swing: -1.3pp toward R · 2008: 27.6pp · 2024: 26.3pp
• All cycles: 2024: D+26.3 2020: D+36.3 2016: D+32.8 2012: D+22.2 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.87%
• Current HPI: 150.088
• 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

+191.5% since first listed

3 events — show timeline

• 2026-04-09 Price Changed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Listed $415,000 OneKey® MLS as Distributed by MLS Grid
• 2000-05-11 Sold (Public Records) $130,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $810 · +3.2% YoY. Source: county tax records.