2596 High Ridge Rd · Stamford, CT 06903

$1,000,000

4 bd · 2.5 ba · 3,160 sqft · SingleFamily public records · 23 Days on market

Built 1850 1.00 ac lot Est $1040k · at est.

---

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 +23.3/30.0
• ARV discount +9.2/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built In 1850, Owner Architech Incorp. Orig Structure Into Charming Country Home. Original Stone Fireplace. Vaulted Ceilings. Great Room Overlooks Glorious Acre & Pond.An Interesting & Unique Home W/ 4 Br's And 3 Baths.

Key facts

• 1 acre lot
• 2 garage spots
• Built 1850

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic sewage system; Electric power with above-ground fuel tank for oil
• Home design: Single-family home; Brown exterior siding (clapboard/wood)
• Construction: Frame construction; Asphalt shingle roof; Slab and stone foundation
• Exterior features: Wrap-around deck; Grill; Shed; Garden area; Stone wall; Professionally landscaped grounds; Treed, level to rolling terrain with some wetlands; Water view with pond access; Direct waterfront

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Hot air and radiator heating with zoned controls; Oil and electric heat fuel; 80-gallon electric hot water tank
• Interior features: 9 total rooms; Breezeway; Foyer; One fireplace; Has attic with finished, heated storage and walk-up access; No basement
• Laundry & utility: Washer and dryer included; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.00M).
• Recommended offer: $985k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.0% in Stamford — 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 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northeast School (math 40% / reading 39%, grade F, #298 of 553 statewide, top 56%, 495 students, 40% FRL); Westhill High School (math 33% / reading 50%, grade F, #102 of 194 statewide, top 53%, 2,265 students, 50% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 73 active listings in the ZIP; 2 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 $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($985k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $380k; list at $1.00M implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 53% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $985,000 (1.5% below list)

Questions for the listing agent

1. Built in 1850 — 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. Schools are B-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?
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 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: 1.05% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $1,039,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2735 High Ridge Rd	0.33mi	4/2.5	3,142 (-1%)	11mo	$1,115,000	$355	75
49 Alexandra Dr	0.08mi	3/3.5 (-1)	3,436 (+9%)	6mo	$1,130,000	$329	68
43 Settlers Trl	0.41mi	4/2.5	3,376 (+7%)	12mo	$1,075,000	$318	59
177 Briar Brae Rd	0.46mi	4/3.0	3,080 (-2%)	16mo	$900,000	$292	59
27 Briar Brae Rd	0.17mi	3/2.0 (-1)	2,696 (-15%)	7mo	$835,000	$310	55
288 Briar Brae Rd	0.57mi	5/3.5 (+1)	3,175 (+0%)	13mo	$1,550,288	$488	53
196 West Trl	0.38mi	4/3.5	3,530 (+12%)	11mo	$1,145,000	$324	50
258 Ingleside Dr	0.50mi	4/4.5	3,376 (+7%)	18mo	$1,023,000	$303	42
61 Shady Ln	0.54mi	5/4.5 (+1)	2,866 (-9%)	5mo	$900,000	$314	42
65 McIntosh Rd	0.72mi	3/3.0 (-1)	3,500 (+11%)	6mo	$1,165,000	$333	37
32 Round Lake Rd	0.70mi	3/3.0 (-1)	2,737 (-13%)	11mo	$1,260,000	$460	29
116 Apple Valley Rd	0.64mi	5/3.5 (+1)	3,576 (+13%)	13mo	$1,220,000	$341	28

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-45,193
• Equity at exit: $149,103

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $110,837
• Equity at exit: $86,462

Cash invested: $280,000 (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 06903

• Active inventory: 73
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $10,542 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$831 /mo · $9,971/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,214
• Net cashflow: $1,836

Break-even live

Break-even rent $8,217

Max offer price $1,000,000

Occupancy floor 78%

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 Rock Rimmon Rd Stamford, CT	5.0	4.0	3956	$7,900	$2.00	24d	1	1.21mi
117 Tobys Ln New Canaan, CT	3.0	3.0	2897	$13,000	$4.49	3d	1	1.29mi

Listing history 27 events

1. 2026-06-18
   days on market $1,000,000 Active 23 DOM
2. 2026-06-17
   days on market $1,000,000 Active 22 DOM
3. 2026-06-16
   days on market $1,000,000 Active 21 DOM
4. 2026-06-15
   days on market $1,000,000 Active 20 DOM
5. 2026-06-13
   days on market $1,000,000 Active 18 DOM
6. 2026-06-13
   days on market $1,000,000 Active 17 DOM
7. 2026-06-10
   days on market $1,000,000 Active 15 DOM
8. 2026-06-09
   days on market $1,000,000 Active 14 DOM
9. 2026-06-08
   days on market $1,000,000 Active 13 DOM
10. 2026-06-07
    days on market $1,000,000 Active 12 DOM
11. 2026-06-05
    days on market $1,000,000 Active 9 DOM
12. 2026-06-03
    days on market $1,000,000 Active 8 DOM
13. 2026-06-03
    days on market $1,000,000 Active 7 DOM
14. 2026-06-01
    days on market $1,000,000 Active 6 DOM
15. 2026-05-31
    days on market $1,000,000 Active 5 DOM
16. 2026-05-23
    historical $1,000,000
17. 2012-12-24
    historical
18. 2012-05-17
    listed $799,000
19. 2000-02-25
    soldstatus $380,000 232-char remark

    Show marketing remark (232 chars)

    Built In 1850, Owner Architech Incorp. Orig Structure Into Charming Country Home. Original Stone Fireplace. Vaulted Ceilings. Great Room Overlooks Glorious Acre & Pond.An Interesting & Unique Home W/ 4 Br's And 3 Baths.

20. 2000-02-25
    soldstatus $388,000

    Show marketing remark (232 chars)

    Built In 1850, Owner Architech Incorp. Orig Structure Into Charming Country Home. Original Stone Fireplace. Vaulted Ceilings. Great Room Overlooks Glorious Acre & Pond.An Interesting & Unique Home W/ 4 Br's And 3 Baths.

21. 1999-09-17
    listed $395,000 232-char remark

    Show marketing remark (232 chars)

    Built In 1850, Owner Architech Incorp. Orig Structure Into Charming Country Home. Original Stone Fireplace. Vaulted Ceilings. Great Room Overlooks Glorious Acre & Pond.An Interesting & Unique Home W/ 4 Br's And 3 Baths.

22. 1997-07-30
    historical
23. 1997-05-08
    historical
24. 1997-05-03
    listed $325,000
25. 1997-04-08
    listed $349,000
26. 1997-04-07
    historical
27. 1996-10-07
    listed $349,000

ⓘ 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: $9,971 · $831/mo
• Projected year-2 tax: $15,686 · $1,307/mo
• Expected delta: +$5,714/yr (+$476/mo · 57.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $126,500
• − Mortgage interest: −$56,016
• − Property taxes: −$9,971
• − Insurance: −$5,000
• − Repairs & maintenance: −$10,120
• − Management: −$10,120
• − Depreciation: −$29,091
• Taxable income: $6,182
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $20,551/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: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT
• City population: 123,058
• Population (ZIP): 13,630

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Black 6% Asian 6%
• Hispanic origin (detail): Cuban 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 2%
• Foreign-born: 18% · Canada, China, Dominican Republic
• Languages at home: 78% English-only · Other Indo-European 6% Spanish 5% Russian/Polish/Slavic 4%

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: ▼ -247.05%
• Current HPI: 163.3073
• 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

+186.5% since first listed

12 events — show timeline

• 2026-05-23 Coming Soon $1,000,000 Smart MLS
• 2012-12-24 Listing Removed — Smart MLS
• 2012-05-17 Listed $799,000 Smart MLS
• 2000-02-25 Sold (Public Records) $388,000 Public Records
• 2000-02-25 Sold (MLS) $380,000 Smart MLS
• 1999-09-17 Listed $395,000 Smart MLS
• 1997-07-30 Listing Removed — Smart MLS
• 1997-05-08 Listing Removed — Smart MLS
• 1997-05-03 Listed $325,000 Smart MLS
• 1997-04-08 Listed $349,000 Smart MLS
• 1997-04-07 Listing Removed — Smart MLS
• 1996-10-07 Listed $349,000 Smart MLS

Property tax history

+1.8%/yr

Latest (2022): $9,971 · +1.4% YoY. Source: county tax records.