80 Harvey Rd · Ridgefield, CT 06877

$799,999

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 34 Days on market

Built 1963 1.56 ac lot $496/sqft · 22% above area Est $938k · 15% under

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Why this score? — see what drove the D- 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).

• ARV discount +14.1/15.0
• Schools +7.1/10.0
• Cash flow +5.1/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

NOW Priced to Sell! Bring your Vision and TLC. Set privately on 1.56 acres, this striking contemporary-style home at 80 Harvey Road blends modern design with everyday comfort, offering a light-filled retreat just minutes from town. Featuring 3 bedrooms, 2 full bathrooms, and 2,312 square feet, the home delivers clean architectural lines, open flow, and a seamless connection to its natural surroundings. Inside, hardwood floors run throughout, leading into a stunning, recently updated kitchen that serves as the centerpiece of the home, designed with both style and functionality in mind. Expansive windows and a bright, airy layout create a true indoor-outdoor feel, filling the home with natura

Key facts

• 1.56 acre lot
• Pool
• Built 1963

Property features AI

Finance

• Financial info: Assessed value reported

Exterior

• Utilities: Water from private well; Septic sewer; Oil hot water
• Home design: Single-family home
• Construction: Wood frame construction; Concrete foundation; Asphalt shingle roof; Built-in living area approximately 1612 (public record)
• Exterior features: Level, cleared lot; Private well; Septic system; In-ground vinyl saltwater pool

Interior

• Kitchen: Electric cooktop; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating; Oil-fired hot water system; Above-ground fuel tank
• Interior features: Seven total rooms; Possible in-law apartment with lower level access; One fireplace; Full, partially finished walk-out basement
• Laundry & utility: Main-level laundry located off the kitchen; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $472k (41.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $439k (45.1% below list).
• Recommended offer: $439k (45.1% below list) — sets the bar for 1% rule.
• Cap rate 3.5% 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.
• Ridgefield School District (suburban): math 69% / reading 79% proficiency, ranked #6 of 153 in CT (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Farmingville Elementary School (math 77% / reading 87%, grade A+, #11 of 553 statewide, top 3%, 314 students, 3% FRL); East Ridge Middle School (math 68% / reading 75%, grade A, #10 of 175 statewide, top 6%, 495 students, 8% FRL); Ridgefield High School (math 66% / reading 91%, grade A-, #7 of 194 statewide, top 3%, 1,474 students, 7% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($776k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $150k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; list at $800k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $439,189 (45.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.55% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.94%
• DSCR: 0.56
• GRM: 15.2

CMA / ARV

• ARV (median comp): $937,920
• List price: $799,999
• Delta: -14.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Harvey Rd	0.04mi	3/2.0	1,632 (+1%)	18mo	$680,000	$417	81
95 Ridgewood Rd	0.10mi	4/2.0 (+1)	1,754 (+9%)	5mo	$830,000	$473	71

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: -34.2%
• Equity multiple: -0.11×
• Total profit: $-247,903
• Equity at exit: $119,282

10-year hold

• IRR: -43.4%
• Equity multiple: -0.64×
• Total profit: $-368,322
• Equity at exit: $69,169

Cash invested: $224,000 (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 06877

• Active inventory: 143
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $4,392 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$797 /mo · $9,564/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$922
• Net cashflow: $-1,856

Break-even live

Break-even rent $6,741

Max offer price $472,126

Occupancy floor —

Sensitivity live

Price	-10% $-1,403	-5% $-1,630	+0% $-1,856	+5% $-2,082	+10% $-2,309
Rent	-10% $-2,203	-5% $-2,029	+0% $-1,856	+5% $-1,683	+10% $-1,509
Rate	-1.0pp $-1,453	-0.5pp $-1,653	base $-1,856	+0.5pp $-2,063	+1.0pp $-2,274

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Florida Hill Rd Ridgefield, CT	3.0	2.0	1489	$4,600	$3.09	4d	1	0.33mi
34 Bailey Ave Ridgefield, CT	2.0	2.0	1100	$3,960	$3.60	4d	4	1.42mi
2 Island Hill Ave Unit 1 Ridgefield, CT	2.0	1.0	1200	$3,200	$2.67	21d	1	1.47mi

Listing history 23 events

1. 2026-05-05
   price $799,999 1489-char remark
2. 2026-04-30
   price $879,000 1489-char remark
3. 2026-04-24
   listed $949,900 Active 1489-char remark
4. 2026-04-18
   historical $949,900 1489-char remark
5. 2023-07-02
   historical
6. 2023-05-08
   listed $890,000 Active
7. 2022-07-31
   historical
8. 2022-06-05
   price $775,000
9. 2022-05-17
   listed $699,000 Active
10. 2021-11-23
    historical
11. 2021-11-07
    price $619,000
12. 2021-10-16
    listed $639,000 Active
13. 2021-03-03
    historical
14. 2021-01-05
    listed $599,000 Active
15. 2020-12-15
    historical
16. 2020-11-05
    listed $649,900 Active
17. 2020-01-15
    soldstatus $230,000
18. 2009-09-17
    soldstatus $320,000
19. 2009-08-12
    historical
20. 2009-05-26
    listed $345,000
21. 2008-12-11
    listed $549,900
22. 2008-11-29
    historical
23. 2008-05-29
    listed $699,000

ⓘ 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: $9,564 · $797/mo
• Projected year-2 tax: $13,342 · $1,112/mo
• Expected delta: +$3,778/yr (+$315/mo · 39.5%)

ⓘ 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 · 14 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: $52,703
• − Mortgage interest: −$44,812
• − Property taxes: −$9,564
• − Insurance: −$4,000
• − Repairs & maintenance: −$4,216
• − Management: −$4,216
• − Depreciation: −$23,273
• Taxable loss: −$37,379
• Est. tax savings @ 24.0%: +$8,971
• After-tax cash flow: $-13,301/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: Ridgefield School District
• NCES district ID: 0903810
• Math proficiency: 69% ▼ -9.00%
• Reading proficiency: 79% ▼ -6.00%
• Median HH income: $140,316
• Composite: 71.28/100
• National rank: #231
• State rank: #6 of 153 in CT

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

• County: Fairfield County · 765,532 people
• City population: 25,110
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 25,110
• Household income: $179,219
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 365.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 6% Asian 4% Black 2%
• Hispanic origin (detail): Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 85% English-only · Other Indo-European 7% Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -449.63%
• Current HPI: 234.8817
• Rent YoY: —
• Metro: Bridgeport-Stamford-Norwalk, CT
• 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

+14.4% since first listed

24 events — show timeline

• 2026-05-27 Listing Removed — Smart MLS
• 2026-05-05 Price Changed $799,999 Smart MLS
• 2026-04-30 Price Changed $879,000 Smart MLS
• 2026-04-24 Listed $949,900 Smart MLS
• 2026-04-18 Coming Soon — Smart MLS
• 2023-07-02 Listing Removed — Smart MLS
• 2023-05-08 Listed $890,000 Smart MLS
• 2022-07-31 Listing Removed — Smart MLS
• 2022-06-05 Price Changed $775,000 Smart MLS
• 2022-05-17 Listed $699,000 Smart MLS
• 2021-11-23 Listing Removed — Smart MLS
• 2021-11-07 Price Changed $619,000 Smart MLS
• 2021-10-16 Listed $639,000 Smart MLS
• 2021-03-03 Listing Removed — Smart MLS
• 2021-01-05 Listed $599,000 Smart MLS
• 2020-12-15 Listing Removed — Smart MLS
• 2020-11-05 Listed $649,900 Smart MLS
• 2020-01-15 Sold (Public Records) $230,000 Public Records
• 2009-09-17 Sold (MLS) $320,000 Smart MLS
• 2009-08-12 Listing Removed — Smart MLS
• 2009-05-26 Listed $345,000 Smart MLS
• 2008-12-11 Listed $549,900 Smart MLS
• 2008-11-29 Listing Removed — Smart MLS
• 2008-05-29 Listed $699,000 Smart MLS

Property tax history

+1.2%/yr

Latest (2022): $9,564 · +0.8% YoY. Source: county tax records.