381 Bennetts Farm Rd · Ridgefield, CT 06877

$390,000

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 352 Days on market

Built 1958 10,018 sqft lot $471/sqft · 17% below area Est $472k · 17% under ↓ 15% since listing

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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 +16.6/30.0
• ARV discount +15.0/15.0
• Schools +7.1/10.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING COUNTRY HOME-in the heart of Ridgefield, situated in a lovely neighborhood setting with winding country roads, lakes, & ponds along the way. Despite its serene location, it is just minutes from town amenities offering an amazing variety of social activities, a gorgeous library, including highly rated schools, wonderful shopping, restaurants, parks, hiking trails & equestrian facilities. Easy access to major commuter highways and freeways, train services. This property cannot be shown. Sold As Is.

Key facts

• Wonderful shopping
• Highly rated schools
• Country home

Tags

• COUNTRY HOME
• WINDING COUNTRY ROADS
• LAKES
• PONDS
• HIGHLY RATED SCHOOLS
• WONDERFUL SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $361k (7.5% below list).
• Recommended offer: $343k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: schools A+, crime A+, employment 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.
• Market conditions: 140 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $343,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (median comp): $472,500
• List price: $390,000
• Delta: -17.46%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Bennetts Farm Rd	0.14mi	3/1.0	828 (0%)	1mo	$520,000	$628	93
109 Mountain Rd	0.63mi	2/1.0 (-1)	821 (-1%)	1mo	$425,000	$518	64

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-48,037
• Equity at exit: $58,150

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-22,299
• Equity at exit: $33,720

Cash invested: $109,200 (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: 140
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,608 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$405 /mo · $4,855/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $238

Break-even live

Break-even rent $3,307

Max offer price $390,000

Occupancy floor 88%

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $390,000 Active 352 DOM
2. 2026-06-17
   days on market $390,000 Active 351 DOM
3. 2026-06-16
   days on market $390,000 Active 350 DOM
4. 2026-06-15
   days on market $390,000 Active 349 DOM
5. 2026-06-13
   days on market $390,000 Active 347 DOM
6. 2026-06-13
   days on market $390,000 Active 346 DOM
7. 2026-06-10
   days on market $390,000 Active 344 DOM
8. 2026-06-09
   days on market $390,000 Active 343 DOM
9. 2026-06-08
   days on market $390,000 Active 342 DOM
10. 2026-06-07
    days on market $390,000 Active 341 DOM
11. 2026-06-05
    days on market $390,000 Active 338 DOM
12. 2026-06-03
    days on market $390,000 Active 337 DOM
13. 2026-06-03
    days on market $390,000 Active 336 DOM
14. 2026-06-01
    days on market $390,000 Active 335 DOM
15. 2026-05-31
    days on market $390,000 Active 334 DOM
16. 2026-04-14
    status Active 518-char remark

    Show marketing remark (518 chars)

    CHARMING COUNTRY HOME-in the heart of Ridgefield, situated in a lovely neighborhood setting with winding country roads, lakes, & ponds along the way. Despite its serene location, it is just minutes from town amenities offering an amazing variety of social activities, a gorgeous library, including highly rated schools, wonderful shopping, restaurants, parks, hiking trails & equestrian facilities. Easy access to major commuter highways and freeways, train services. This property cannot be shown. Sold As Is.

17. 2026-04-07
    historical 518-char remark

    Show marketing remark (518 chars)

    CHARMING COUNTRY HOME-in the heart of Ridgefield, situated in a lovely neighborhood setting with winding country roads, lakes, & ponds along the way. Despite its serene location, it is just minutes from town amenities offering an amazing variety of social activities, a gorgeous library, including highly rated schools, wonderful shopping, restaurants, parks, hiking trails & equestrian facilities. Easy access to major commuter highways and freeways, train services. This property cannot be shown. Sold As Is.

18. 2026-03-05
    price $390,000 518-char remark

    Show marketing remark (518 chars)

    CHARMING COUNTRY HOME-in the heart of Ridgefield, situated in a lovely neighborhood setting with winding country roads, lakes, & ponds along the way. Despite its serene location, it is just minutes from town amenities offering an amazing variety of social activities, a gorgeous library, including highly rated schools, wonderful shopping, restaurants, parks, hiking trails & equestrian facilities. Easy access to major commuter highways and freeways, train services. This property cannot be shown. Sold As Is.

19. 2025-08-16
    price $400,000 518-char remark

    Show marketing remark (518 chars)

    CHARMING COUNTRY HOME-in the heart of Ridgefield, situated in a lovely neighborhood setting with winding country roads, lakes, & ponds along the way. Despite its serene location, it is just minutes from town amenities offering an amazing variety of social activities, a gorgeous library, including highly rated schools, wonderful shopping, restaurants, parks, hiking trails & equestrian facilities. Easy access to major commuter highways and freeways, train services. This property cannot be shown. Sold As Is.

20. 2025-06-23
    listed $419,900 Active 518-char remark

    Show marketing remark (518 chars)

    CHARMING COUNTRY HOME-in the heart of Ridgefield, situated in a lovely neighborhood setting with winding country roads, lakes, & ponds along the way. Despite its serene location, it is just minutes from town amenities offering an amazing variety of social activities, a gorgeous library, including highly rated schools, wonderful shopping, restaurants, parks, hiking trails & equestrian facilities. Easy access to major commuter highways and freeways, train services. This property cannot be shown. Sold As Is.

21. 2025-06-15
    historical
22. 2024-11-12
    listed $419,900 Active
23. 2024-11-08
    historical
24. 2024-08-16
    listed $419,900 Active
25. 2024-08-16
    historical
26. 2024-05-15
    listed $419,900 Active
27. 2007-01-31
    historical
28. 2006-04-21
    listed $389,900
29. 2006-04-21
    historical
30. 2006-02-01
    listed $429,900
31. 2006-01-31
    historical
32. 2005-09-14
    listed $459,000

ⓘ 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: $4,855 · $405/mo
• Projected year-2 tax: $6,600 · $550/mo
• Expected delta: +$1,746/yr (+$145/mo · 36.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $43,295
• − Mortgage interest: −$21,846
• − Property taxes: −$4,855
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,464
• − Management: −$3,464
• − Depreciation: −$11,345
• Taxable loss: −$3,629
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $3,727/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

• Census place: Lakes East, CT
• 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

-15.0% since first listed

17 events — show timeline

• 2026-04-14 Relisted — Smart MLS
• 2026-04-07 Listing Removed — Smart MLS
• 2026-03-05 Price Changed $390,000 Smart MLS
• 2025-08-16 Price Changed $400,000 Smart MLS
• 2025-06-23 Listed $419,900 Smart MLS
• 2025-06-15 Listing Removed — Smart MLS
• 2024-11-12 Listed $419,900 Smart MLS
• 2024-11-08 Listing Removed — Smart MLS
• 2024-08-16 Listed $419,900 Smart MLS
• 2024-08-16 Listing Removed — Smart MLS
• 2024-05-15 Listed $419,900 Smart MLS
• 2007-01-31 Listing Removed — Smart MLS
• 2006-04-21 Listing Removed — Smart MLS
• 2006-04-21 Listed $389,900 Smart MLS
• 2006-02-01 Listed $429,900 Smart MLS
• 2006-01-31 Listing Removed — Smart MLS
• 2005-09-14 Listed $459,000 Smart MLS

Property tax history

+0.2%/yr

Latest (2022): $4,855 · +0.8% YoY. Source: county tax records.