19 Mine Hill Rd · Topstone, CT 06896

$1,195,000

4 bd · 3.5 ba · 2,629 sqft · SingleFamily public records · 15 Days on market

Built 1983 2.15 ac lot Est $1017k · 17% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +7.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this pristine sundrenched sophisticated contemporary in SW Redding. This open floor plan home features walls of windows throughout, a dining room with floor to ceiling windows, a living room with soaring cathedral ceiling, floor to ceiling wood burning fireplace as its centerpiece, opening into a cook’s kitchen. With high end quality materials, this modern and sleek kitchen features cherry cabinets, granite and quartz countertops, gas cooktop and cozy eat in area. The main floor master overlooks the private backyard with beautiful master bath, double sinks, soaking tub and extra large tiled shower. An open and spacious second floor with 3 additional light and bright bedrooms and renovated hallway bath. Additional living space on the lower level with playroom, exercise room, laundry, cedar closet, tons of storage with a walk out to deck and hot tub. Relax on the new deck with cable railings while overlooking the 2 private acres, professionally designed landscape with mature plantings, plus conservation land behind providing access to hiking trails. Easy access to Rt. 7, shops and train, only 1 hour from NYC! This home is picture perfect for relaxing, entertaining, gatherings and easy living. It is waiting for you!

Key facts

• Gas cooktop
• Open floor plan
• Quartz countertops

Tags

• OPEN FLOOR PLAN
• WALLS OF WINDOWS
• CHEF'S KITCHEN
• CHERRY CABINETRY
• QUARTZ COUNTERTOPS
• GAS COOKTOP

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $6k ($68k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.20M).
• Recommended offer: $1.18M (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 09 (rural): math 75% / reading 90% proficiency, ranked #7 of 192 in CT (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Joel Barlow High School (math 57% / reading 82%, grade B, #18 of 194 statewide, top 10%, 768 students, 12% FRL).
• Zoned-school proficiency averages 70% at this address vs 82% district-wide (-13 pts) — the specific schools serving this property underperform the Regional School District 09 average; the district grade overstates school quality for this exact location.
• Market conditions: 61 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 $8k of loan paydown is wiped out by about $36k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $335k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 33y 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.
• Current owner paid $665k; list at $1.20M implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $1,177,075 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.45% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $1,017,423
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Seventy Acre Rd	0.28mi	3/2.5 (-1)	2,455 (-7%)	2mo	$950,000	$387	65
18 Mine Hill Rd	0.15mi	4/2.5	2,922 (+11%)	23mo	$869,000	$297	52
12 mine hill Rd	0.19mi	4/2.5	2,343 (-11%)	22mo	$675,000	$288	51
12 Old Redding Rd	0.71mi	4/3.5	2,336 (-11%)	11mo	$1,275,000	$546	39

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $165,963
• Equity at exit: $178,178

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $607,929
• Equity at exit: $103,322

Cash invested: $334,600 (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 06896

• Active inventory: 61
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $17,329 medium
• Mortgage (P&I): −$6,267
• Tax from tax record: −$1,281 /mo · $15,371/yr
• Insurance: −$498
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,639
• Net cashflow: $5,644

Break-even live

Break-even rent $10,184

Max offer price $1,195,000

Occupancy floor 62%

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Seventy Acre Rd Redding, CT	4.0	4.5	3350	$20,000	$5.97	2d	1	0.79mi
36 Kingswood Pl Ridgefield, CT	4.0	3.5	3480	$13,500	$3.88	2d	1	1.09mi

Listing history 27 events

1. 2026-03-31
   status Under Contract
2. 2026-03-24
   historical Under Contract - Continue to Show
3. 2026-03-15
   listed $1,195,000 Active
4. 2020-05-04
   soldstatus $665,000
5. 2020-04-30
   soldstatus $665,000 Closed 1249-char remark

   Show marketing remark (1249 chars)

   Welcome to this pristine sundrenched sophisticated contemporary in SW Redding. This open floor plan home features walls of windows throughout, a dining room with floor to ceiling windows, a living room with soaring cathedral ceiling, floor to ceiling wood burning fireplace as its centerpiece, opening into a cook’s kitchen. With high end quality materials, this modern and sleek kitchen features cherry cabinets, granite and quartz countertops, gas cooktop and cozy eat in area. The main floor master overlooks the private backyard with beautiful master bath, double sinks, soaking tub and extra large tiled shower. An open and spacious second floor with 3 additional light and bright bedrooms and renovated hallway bath. Additional living space on the lower level with playroom, exercise room, laundry, cedar closet, tons of storage with a walk out to deck and hot tub. Relax on the new deck with cable railings while overlooking the 2 private acres, professionally designed landscape with mature plantings, plus conservation land behind providing access to hiking trails. Easy access to Rt. 7, shops and train, only 1 hour from NYC! This home is picture perfect for relaxing, entertaining, gatherings and easy living. It is waiting for you!

6. 2020-03-10
   status Under Contract 1249-char remark

   Show marketing remark (1249 chars)

   Welcome to this pristine sundrenched sophisticated contemporary in SW Redding. This open floor plan home features walls of windows throughout, a dining room with floor to ceiling windows, a living room with soaring cathedral ceiling, floor to ceiling wood burning fireplace as its centerpiece, opening into a cook’s kitchen. With high end quality materials, this modern and sleek kitchen features cherry cabinets, granite and quartz countertops, gas cooktop and cozy eat in area. The main floor master overlooks the private backyard with beautiful master bath, double sinks, soaking tub and extra large tiled shower. An open and spacious second floor with 3 additional light and bright bedrooms and renovated hallway bath. Additional living space on the lower level with playroom, exercise room, laundry, cedar closet, tons of storage with a walk out to deck and hot tub. Relax on the new deck with cable railings while overlooking the 2 private acres, professionally designed landscape with mature plantings, plus conservation land behind providing access to hiking trails. Easy access to Rt. 7, shops and train, only 1 hour from NYC! This home is picture perfect for relaxing, entertaining, gatherings and easy living. It is waiting for you!

7. 2020-02-13
   historical Under Contract - Continue to Show 1249-char remark

   Show marketing remark (1249 chars)

   Welcome to this pristine sundrenched sophisticated contemporary in SW Redding. This open floor plan home features walls of windows throughout, a dining room with floor to ceiling windows, a living room with soaring cathedral ceiling, floor to ceiling wood burning fireplace as its centerpiece, opening into a cook’s kitchen. With high end quality materials, this modern and sleek kitchen features cherry cabinets, granite and quartz countertops, gas cooktop and cozy eat in area. The main floor master overlooks the private backyard with beautiful master bath, double sinks, soaking tub and extra large tiled shower. An open and spacious second floor with 3 additional light and bright bedrooms and renovated hallway bath. Additional living space on the lower level with playroom, exercise room, laundry, cedar closet, tons of storage with a walk out to deck and hot tub. Relax on the new deck with cable railings while overlooking the 2 private acres, professionally designed landscape with mature plantings, plus conservation land behind providing access to hiking trails. Easy access to Rt. 7, shops and train, only 1 hour from NYC! This home is picture perfect for relaxing, entertaining, gatherings and easy living. It is waiting for you!

8. 2020-01-17
   listed $675,000 Active 1249-char remark

   Show marketing remark (1249 chars)

   Welcome to this pristine sundrenched sophisticated contemporary in SW Redding. This open floor plan home features walls of windows throughout, a dining room with floor to ceiling windows, a living room with soaring cathedral ceiling, floor to ceiling wood burning fireplace as its centerpiece, opening into a cook’s kitchen. With high end quality materials, this modern and sleek kitchen features cherry cabinets, granite and quartz countertops, gas cooktop and cozy eat in area. The main floor master overlooks the private backyard with beautiful master bath, double sinks, soaking tub and extra large tiled shower. An open and spacious second floor with 3 additional light and bright bedrooms and renovated hallway bath. Additional living space on the lower level with playroom, exercise room, laundry, cedar closet, tons of storage with a walk out to deck and hot tub. Relax on the new deck with cable railings while overlooking the 2 private acres, professionally designed landscape with mature plantings, plus conservation land behind providing access to hiking trails. Easy access to Rt. 7, shops and train, only 1 hour from NYC! This home is picture perfect for relaxing, entertaining, gatherings and easy living. It is waiting for you!

9. 2019-12-31
   historical
10. 2019-06-22
    listed $699,000 Active
11. 2016-06-07
    soldstatus $685,000
12. 2016-06-03
    soldstatus $685,000
13. 2016-03-24
    historical
14. 2016-01-30
    listed $699,000
15. 2006-08-01
    soldstatus $790,000
16. 2006-07-31
    soldstatus $790,000
17. 2006-01-27
    listed $819,000
18. 1996-06-20
    soldstatus $415,000
19. 1996-06-19
    soldstatus $415,000
20. 1996-02-05
    listed $439,000
21. 1996-01-31
    historical
22. 1995-10-30
    listed $439,000
23. 1993-11-12
    soldstatus $415,000
24. 1993-11-12
    soldstatus $414,000
25. 1993-05-26
    listed $434,500
26. 1990-07-31
    soldstatus $380,000
27. 1987-06-03
    soldstatus $411,500

ⓘ 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: $15,371 · $1,281/mo
• Projected year-2 tax: $20,472 · $1,706/mo
• Expected delta: +$5,101/yr (+$425/mo · 33.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $207,944
• − Mortgage interest: −$66,939
• − Property taxes: −$15,371
• − Insurance: −$5,975
• − Repairs & maintenance: −$16,635
• − Management: −$16,635
• − Depreciation: −$34,764
• Taxable income: $51,624
• Est. tax owed @ 24.0%: −$12,390
• After-tax cash flow: $55,339/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 09
• NCES district ID: 0903780
• Math proficiency: 75% ▲ 3.00%
• Reading proficiency: 90% ▲ 5.00%
• Median HH income: $120,713
• Composite: 77.14/100
• National rank: #169
• State rank: #7 of 192 in CT

Livability — Topstone

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

Census & demographics

• Population (ZIP): 8,719

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Dominican 1%
• Common ancestry: Slovak 5% Scotch-Irish 5% Romanian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Chinese 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: ▼ -236.94%
• Current HPI: 163.4307
• 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

+190.4% since first listed

27 events — show timeline

• 2026-03-31 Pending — Smart MLS
• 2026-03-24 Contingent — Smart MLS
• 2026-03-15 Listed $1,195,000 Smart MLS
• 2020-05-04 Sold (Public Records) $665,000 Public Records
• 2020-04-30 Sold (MLS) $665,000 Smart MLS
• 2020-03-10 Pending — Smart MLS
• 2020-02-13 Contingent — Smart MLS
• 2020-01-17 Listed $675,000 Smart MLS
• 2019-12-31 Listing Removed — Smart MLS
• 2019-06-22 Listed $699,000 Smart MLS
• 2016-06-07 Sold (Public Records) $685,000 Public Records
• 2016-06-03 Sold (MLS) $685,000 Smart MLS
• 2016-03-24 Listing Removed — Smart MLS
• 2016-01-30 Listed $699,000 Smart MLS
• 2006-08-01 Sold (Public Records) $790,000 Public Records
• 2006-07-31 Sold (MLS) $790,000 Smart MLS
• 2006-01-27 Listed $819,000 Smart MLS
• 1996-06-20 Sold (MLS) $415,000 Smart MLS
• 1996-06-19 Sold (Public Records) $415,000 Public Records
• 1996-02-05 Listed $439,000 Smart MLS
• 1996-01-31 Listing Removed — Smart MLS
• 1995-10-30 Listed $439,000 Smart MLS
• 1993-11-12 Sold (Public Records) $414,000 Public Records
• 1993-11-12 Sold (MLS) $415,000 Smart MLS
• 1993-05-26 Listed $434,500 Smart MLS
• 1990-07-31 Sold (Public Records) $380,000 Public Records
• 1987-06-03 Sold (Public Records) $411,500 Public Records

Property tax history

+2.5%/yr

Latest (2023): $15,371 · +8.0% YoY. Source: county tax records.