92 Amenia Rd · Sharon, CT 06069

$425,000

3 bd · 1.0 ba · 1,502 sqft · SingleFamily public records · 60 Days on market

Built 1850 0.48 ac lot Est $491k · 13% under

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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 +15.0/30.0
• ARV discount +13.6/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Absolutely turn-key, this beautifully updated home blends old world charm with modern day convenience, featuring the most gorgeous wide-plank hardwood floors and a bright, move-in-ready feel throughout! A large welcoming entryway leads into an expansive main-level living room with cathedral ceilings, new flooring, abundant natural light and fireplace with new wood stove insert. A gorgeous custom eat-in-kitchen is recently renovated with quartz countertops, new cabs, appliances and access to front and rear decks. The rear deck overlooks a level, private & sprawling yard. The main level has one bedroom and fully renovated bath. Upstairs you'll find two additional bedrooms and a beautifully renovated full bath with tub. Set on an expansive level lot, this property offers two garages, one attached/one detached boasting freshly paved driveways + enclosed porch. In addition, the detached garage has as separate work shop. EXTENSIVE 2025' IMPROVEMENTS INCLUDE: Interior and Exterior Painting, New Windows (LR/Entry Way), Full House Generator, Septic Tank, Electric Rewiring w/ Modern Touch Dimmers, Washer/Dryer, Decks Repainted, Water Pump, Reinsulated Basement/Garage, New Basement Floor, Tankless Water Heather, (2) Two Driveways Repaved, Garage Door, Wood Stove. This move in ready home is Ideally located near the Sharon Town Green, shops and restaurants, the Sharon Playhouse, Audubon Center, Sharon Town Beach. Only 10 mins to Metro North Train

Key facts

• Quartz countertops
• Fully renovated bath
• Detached garage

Tags

• WIDE PLANK HARDWOOD FLOORS
• CUSTOM EAT IN KITCHEN
• QUARTZ COUNTERTOPS
• PRIVATE SPRAWLING YARD
• FULLY RENOVATED BATH
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $17k ($206k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $425k).
• Recommended offer: $412k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#141 in CT) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A, cost of living B+; Watch: amenities F, commute D-, housing F.
• Sharon School District (rural): math 50% / reading 60% proficiency, ranked #110 of 192 in CT (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $3k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $100k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $412,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — 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. 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?
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: 5.88% ✓
• Cap rate: 54.66%
• Cash-on-cash: 172.76%
• DSCR: 8.69
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $491,154
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Upper Main St	0.39mi	3/1.5	1,604 (+7%)	3mo	$525,000	$327	66
114 Sharon Valley Rd	0.69mi	3/2.0	1,656 (+10%)	18mo	$425,000	$257	32
70 N Main St	0.66mi	2/3.5 (-1)	1,620 (+8%)	14mo	$685,000	$423	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.72×
• Total profit: $1,037,294
• Equity at exit: $79,173

10-year hold

• IRR: —
• Equity multiple: 20.51×
• Total profit: $2,322,123
• Equity at exit: $64,477

Cash invested: $119,000 (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 06069

• Home prices YoY: -0.7%
• Active inventory: 36
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $25,000 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$212 /mo · $2,550/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,250
• Net cashflow: $17,132

Break-even live

Break-even rent $3,314

Max offer price $425,000

Occupancy floor 26%

Sensitivity live

Price	-10% $17,372	-5% $17,252	+0% $17,132	+5% $17,011	+10% $16,891
Rent	-10% $15,157	-5% $16,144	+0% $17,132	+5% $18,119	+10% $19,107
Rate	-1.0pp $17,346	-0.5pp $17,240	base $17,132	+0.5pp $17,022	+1.0pp $16,910

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Lilac Ln Sharon, CT	3.0	3.5	2066	$25,000	$12.10	45d	1	0.83mi

Listing history 32 events

1. 2026-06-21
   days on market $425,000 Active 60 DOM
2. 2026-06-21
   days on market $425,000 Active 59 DOM
3. 2026-06-19
   days on market $425,000 Active 58 DOM
4. 2026-06-18
   days on market $425,000 Active 57 DOM
5. 2026-06-17
   days on market $425,000 Active 56 DOM
6. 2026-06-16
   days on market $425,000 Active 55 DOM
7. 2026-06-15
   days on market $425,000 Active 54 DOM
8. 2026-06-13
   days on market $425,000 Active 52 DOM
9. 2026-06-12
   days on market $425,000 Active 51 DOM
10. 2026-06-10
    days on market $425,000 Active 49 DOM
11. 2026-06-09
    days on market $425,000 Active 48 DOM
12. 2026-06-08
    days on market $425,000 Active 47 DOM
13. 2026-06-07
    days on market $425,000 Active 46 DOM
14. 2026-06-05
    days on market $425,000 Active 44 DOM
15. 2026-06-05
    days on market $425,000 Active 43 DOM
16. 2026-06-03
    days on market $425,000 Active 42 DOM
17. 2026-06-02
    days on market $425,000 Active 41 DOM
18. 2026-06-01
    price $425,000 Active 40 DOM
19. 2026-06-01
    days on market $450,000 Active 40 DOM
20. 2026-05-31
    days on market $450,000 Active 39 DOM
21. 2026-05-30
    days on market $450,000 Active 38 DOM
22. 2026-04-30
    price $450,000 1461-char remark

    Show marketing remark (1461 chars)

    Absolutely turn-key, this beautifully updated home blends old world charm with modern day convenience, featuring the most gorgeous wide-plank hardwood floors and a bright, move-in-ready feel throughout! A large welcoming entryway leads into an expansive main-level living room with cathedral ceilings, new flooring, abundant natural light and fireplace with new wood stove insert. A gorgeous custom eat-in-kitchen is recently renovated with quartz countertops, new cabs, appliances and access to front and rear decks. The rear deck overlooks a level, private & sprawling yard. The main level has one bedroom and fully renovated bath. Upstairs you'll find two additional bedrooms and a beautifully renovated full bath with tub. Set on an expansive level lot, this property offers two garages, one attached/one detached boasting freshly paved driveways + enclosed porch. In addition, the detached garage has as separate work shop. EXTENSIVE 2025' IMPROVEMENTS INCLUDE: Interior and Exterior Painting, New Windows (LR/Entry Way), Full House Generator, Septic Tank, Electric Rewiring w/ Modern Touch Dimmers, Washer/Dryer, Decks Repainted, Water Pump, Reinsulated Basement/Garage, New Basement Floor, Tankless Water Heather, (2) Two Driveways Repaved, Garage Door, Wood Stove. This move in ready home is Ideally located near the Sharon Town Green, shops and restaurants, the Sharon Playhouse, Audubon Center, Sharon Town Beach. Only 10 mins to Metro North Train

23. 2026-04-30
    price $485,000 1461-char remark

    Show marketing remark (1461 chars)

    Absolutely turn-key, this beautifully updated home blends old world charm with modern day convenience, featuring the most gorgeous wide-plank hardwood floors and a bright, move-in-ready feel throughout! A large welcoming entryway leads into an expansive main-level living room with cathedral ceilings, new flooring, abundant natural light and fireplace with new wood stove insert. A gorgeous custom eat-in-kitchen is recently renovated with quartz countertops, new cabs, appliances and access to front and rear decks. The rear deck overlooks a level, private & sprawling yard. The main level has one bedroom and fully renovated bath. Upstairs you'll find two additional bedrooms and a beautifully renovated full bath with tub. Set on an expansive level lot, this property offers two garages, one attached/one detached boasting freshly paved driveways + enclosed porch. In addition, the detached garage has as separate work shop. EXTENSIVE 2025' IMPROVEMENTS INCLUDE: Interior and Exterior Painting, New Windows (LR/Entry Way), Full House Generator, Septic Tank, Electric Rewiring w/ Modern Touch Dimmers, Washer/Dryer, Decks Repainted, Water Pump, Reinsulated Basement/Garage, New Basement Floor, Tankless Water Heather, (2) Two Driveways Repaved, Garage Door, Wood Stove. This move in ready home is Ideally located near the Sharon Town Green, shops and restaurants, the Sharon Playhouse, Audubon Center, Sharon Town Beach. Only 10 mins to Metro North Train

24. 2026-04-22
    listed $525,000 Active 1461-char remark

    Show marketing remark (1461 chars)

    Absolutely turn-key, this beautifully updated home blends old world charm with modern day convenience, featuring the most gorgeous wide-plank hardwood floors and a bright, move-in-ready feel throughout! A large welcoming entryway leads into an expansive main-level living room with cathedral ceilings, new flooring, abundant natural light and fireplace with new wood stove insert. A gorgeous custom eat-in-kitchen is recently renovated with quartz countertops, new cabs, appliances and access to front and rear decks. The rear deck overlooks a level, private & sprawling yard. The main level has one bedroom and fully renovated bath. Upstairs you'll find two additional bedrooms and a beautifully renovated full bath with tub. Set on an expansive level lot, this property offers two garages, one attached/one detached boasting freshly paved driveways + enclosed porch. In addition, the detached garage has as separate work shop. EXTENSIVE 2025' IMPROVEMENTS INCLUDE: Interior and Exterior Painting, New Windows (LR/Entry Way), Full House Generator, Septic Tank, Electric Rewiring w/ Modern Touch Dimmers, Washer/Dryer, Decks Repainted, Water Pump, Reinsulated Basement/Garage, New Basement Floor, Tankless Water Heather, (2) Two Driveways Repaved, Garage Door, Wood Stove. This move in ready home is Ideally located near the Sharon Town Green, shops and restaurants, the Sharon Playhouse, Audubon Center, Sharon Town Beach. Only 10 mins to Metro North Train

25. 2025-03-06
    soldstatus $420,000 Closed 1182-char remark

    Show marketing remark (1182 chars)

    Charming three bedroom two bath Antique Farmhouse situated in close proximity to the Historic Sharon Green with expansive private backyard. The recently renovated kitchen is light and bright with a vaulted ceiling, hardwood floors, contemporary appliances, elegant quartz countertops, and ample storage space, accommodating a kitchen table or center island with ease. The first floor also features a remodeled custom tiled full bathroom with laundry cupboard, a cozy bedroom, and a welcoming foyer. An expansive living room graces the home with high ceilings, custom built-ins, and fireplace. Upstairs, two additional bedrooms, and a full bath, complete the home, along with an attached garage and enclosed porch. A full deck off the kitchen offers pastoral views of the level backyard surrounded by mature trees, a detached garage and shed for additional storage. The location is a treasure trove of local charm, with close proximity to Sharon Town Green, shops and restaurants, Sharon Playhouse, Audubon Center and Sharon Town Beach, near the villages of Amenia and Millerton, NY, Salisbury CT., and Great Barrington MA,10 minutes to Metro North Train, and two hours drive to NYC.

26. 2025-02-10
    status Under Contract 1182-char remark

    Show marketing remark (1182 chars)

    Charming three bedroom two bath Antique Farmhouse situated in close proximity to the Historic Sharon Green with expansive private backyard. The recently renovated kitchen is light and bright with a vaulted ceiling, hardwood floors, contemporary appliances, elegant quartz countertops, and ample storage space, accommodating a kitchen table or center island with ease. The first floor also features a remodeled custom tiled full bathroom with laundry cupboard, a cozy bedroom, and a welcoming foyer. An expansive living room graces the home with high ceilings, custom built-ins, and fireplace. Upstairs, two additional bedrooms, and a full bath, complete the home, along with an attached garage and enclosed porch. A full deck off the kitchen offers pastoral views of the level backyard surrounded by mature trees, a detached garage and shed for additional storage. The location is a treasure trove of local charm, with close proximity to Sharon Town Green, shops and restaurants, Sharon Playhouse, Audubon Center and Sharon Town Beach, near the villages of Amenia and Millerton, NY, Salisbury CT., and Great Barrington MA,10 minutes to Metro North Train, and two hours drive to NYC.

27. 2025-01-27
    historical Under Contract - Continue to Show 1182-char remark

    Show marketing remark (1182 chars)

    Charming three bedroom two bath Antique Farmhouse situated in close proximity to the Historic Sharon Green with expansive private backyard. The recently renovated kitchen is light and bright with a vaulted ceiling, hardwood floors, contemporary appliances, elegant quartz countertops, and ample storage space, accommodating a kitchen table or center island with ease. The first floor also features a remodeled custom tiled full bathroom with laundry cupboard, a cozy bedroom, and a welcoming foyer. An expansive living room graces the home with high ceilings, custom built-ins, and fireplace. Upstairs, two additional bedrooms, and a full bath, complete the home, along with an attached garage and enclosed porch. A full deck off the kitchen offers pastoral views of the level backyard surrounded by mature trees, a detached garage and shed for additional storage. The location is a treasure trove of local charm, with close proximity to Sharon Town Green, shops and restaurants, Sharon Playhouse, Audubon Center and Sharon Town Beach, near the villages of Amenia and Millerton, NY, Salisbury CT., and Great Barrington MA,10 minutes to Metro North Train, and two hours drive to NYC.

28. 2024-11-13
    price $459,000 1182-char remark

    Show marketing remark (1182 chars)

    Charming three bedroom two bath Antique Farmhouse situated in close proximity to the Historic Sharon Green with expansive private backyard. The recently renovated kitchen is light and bright with a vaulted ceiling, hardwood floors, contemporary appliances, elegant quartz countertops, and ample storage space, accommodating a kitchen table or center island with ease. The first floor also features a remodeled custom tiled full bathroom with laundry cupboard, a cozy bedroom, and a welcoming foyer. An expansive living room graces the home with high ceilings, custom built-ins, and fireplace. Upstairs, two additional bedrooms, and a full bath, complete the home, along with an attached garage and enclosed porch. A full deck off the kitchen offers pastoral views of the level backyard surrounded by mature trees, a detached garage and shed for additional storage. The location is a treasure trove of local charm, with close proximity to Sharon Town Green, shops and restaurants, Sharon Playhouse, Audubon Center and Sharon Town Beach, near the villages of Amenia and Millerton, NY, Salisbury CT., and Great Barrington MA,10 minutes to Metro North Train, and two hours drive to NYC.

29. 2024-10-07
    listed $485,000 Active 1182-char remark

    Show marketing remark (1182 chars)

    Charming three bedroom two bath Antique Farmhouse situated in close proximity to the Historic Sharon Green with expansive private backyard. The recently renovated kitchen is light and bright with a vaulted ceiling, hardwood floors, contemporary appliances, elegant quartz countertops, and ample storage space, accommodating a kitchen table or center island with ease. The first floor also features a remodeled custom tiled full bathroom with laundry cupboard, a cozy bedroom, and a welcoming foyer. An expansive living room graces the home with high ceilings, custom built-ins, and fireplace. Upstairs, two additional bedrooms, and a full bath, complete the home, along with an attached garage and enclosed porch. A full deck off the kitchen offers pastoral views of the level backyard surrounded by mature trees, a detached garage and shed for additional storage. The location is a treasure trove of local charm, with close proximity to Sharon Town Green, shops and restaurants, Sharon Playhouse, Audubon Center and Sharon Town Beach, near the villages of Amenia and Millerton, NY, Salisbury CT., and Great Barrington MA,10 minutes to Metro North Train, and two hours drive to NYC.

30. 2000-06-16
    soldstatus $82,500
31. 2000-06-15
    soldstatus $82,500
32. 2000-03-14
    listed $86,900

ⓘ 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: $2,550 · $212/mo
• Projected year-2 tax: $5,822 · $485/mo
• Expected delta: +$3,272/yr (+$273/mo · 128.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $300,000
• − Mortgage interest: −$23,807
• − Property taxes: −$2,550
• − Insurance: −$2,125
• − Repairs & maintenance: −$24,000
• − Management: −$24,000
• − Depreciation: −$12,364
• Taxable income: $211,155
• Est. tax owed @ 24.0%: −$50,677
• After-tax cash flow: $154,903/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: Sharon School District
• NCES district ID: 0904020
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $72,415
• Composite: 50.86/100
• National rank: #3869
• State rank: #110 of 192 in CT

Livability — Sharon

• Score: 59/100
• State rank: #141
• US rank: #20344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharon, CT
• Population (ZIP): 2,562

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 5% Russian 4% Slovak 3%
• Foreign-born: 18% · Canada, South Korea
• Languages at home: 83% English-only · Other Indo-European 9% French/Haitian/Cajun 3% Korean 2%

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: ▼ -2.17%
• Current HPI: 321.8949
• 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

+417.8% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $450,000 Smart MLS
• 2026-04-30 Price Changed $485,000 Smart MLS
• 2026-04-22 Listed $525,000 Smart MLS
• 2025-03-06 Sold (MLS) $420,000 Smart MLS
• 2025-02-10 Pending — Smart MLS
• 2025-01-27 Contingent — Smart MLS
• 2024-11-13 Price Changed $459,000 Smart MLS
• 2024-10-07 Listed $485,000 Smart MLS
• 2000-06-16 Sold (Public Records) $82,500 Public Records
• 2000-06-15 Sold (MLS) $82,500 Smart MLS
• 2000-03-14 Listed $86,900 Smart MLS

Property tax history

+3.1%/yr

Latest (2023): $2,550 · +0.0% YoY. Source: county tax records.