1465 E Putnam Ave #327 · Greenwich, CT 06870

$4,000

1 bd · 1.0 ba · 912 sqft · Condo public records · 1 Days on market

Built 1977

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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
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully located condo in The Common in Old Greenwich. One bedroom, one bath. Brand new floors, freshly painted throughout; w/ great kitchen upgrades incl. new dishwasher & microwave. Huge height ceilings together w/ gorgeous views looking out the large sun-filled windows to lush courtyard; greenery & pond with fountain. Convenient to transportation, shopping, parks, beach. Wonderful living!

Key facts

• Parking
• Built 1977

Property features AI

Finance

• Financial info: Pets not allowed

Exterior

• Parking: Off-street parking; 1 parking space
• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Condominium in The Common; Condo/Co-Op for sale; 4 levels in unit
• Construction: Frame construction
• Exterior features: Cedar siding; Balcony; Pond waterfront

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator; Freezer; Dishwasher; Disposal
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating fueled by natural gas
• Interior features: 3 total rooms; Bonus room; Wall unit cooling
• Laundry & utility: New stackable washer and dryer in kitchen (main level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $4k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $4k).
• Cap rate 1097.3% vs local median 1.1% in Greenwich — 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 80/100 on livability (#23 in CT, #1,655 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities D, cost of living F.
• Greenwich School District (suburban): math 64% / reading 73% proficiency, ranked #12 of 153 in CT (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: International School At Dundee (math 77% / reading 82%, grade A, #22 of 553 statewide, top 4%, 341 students, 8% FRL); Greenwich High School (math 59% / reading 78%, grade B, #23 of 194 statewide, top 12%, 2,668 students, 20% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 49 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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

• In year one you build about $404 of equity ($28 loan paydown + $376 appreciation (9.4% local appreciation)).
• At projected returns (9.4% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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.

Recommended offer $4,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 130.74% ✓
• Cap rate: 1097.33%
• Cash-on-cash: 3896.55%
• DSCR: 174.37
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 209.93×
• Total profit: $234,007
• Equity at exit: $3,427

10-year hold

• IRR: —
• Equity multiple: 454.26×
• Total profit: $507,650
• Equity at exit: $7,211

Cash invested: $1,120 (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 06870

• Home prices YoY: 4.8%
• Active inventory: 49
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $5,230 high
• Mortgage (P&I): −$21
• Tax est. 1.5%: −$5 /mo · $60/yr
• Insurance: −$2
• HOA est. from 3 same-building comps: −$467
• Vacancy / Maint / Mgmt: −$1,098
• Net cashflow: $3,637

Break-even live

Break-even rent $626

Max offer price $4,000

Occupancy floor 25%

Sensitivity live

Price	-10% $3,640	-5% $3,638	+0% $3,637	+5% $3,635	+10% $3,634
Rent	-10% $3,224	-5% $3,430	+0% $3,637	+5% $3,843	+10% $4,050
Rate	-1.0pp $3,639	-0.5pp $3,638	base $3,637	+0.5pp $3,636	+1.0pp $3,635

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: $1,000
• Closing costs: $120
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 E Putnam Ave #407 Old Greenwich, CT	1.0	1.0	676	$2,590	$3.83	12d	1	0.12mi
47 Whitmore Ln Apt 1 Stamford, CT	2.0	1.0	1080	$2,400	$2.22	24d	1	0.34mi
74 Myano Ln Unit 1 Stamford, CT	2.0	1.0	1000	$2,500	$2.50	24d	1	0.41mi
1191 E Putnam Ave Unit 3 Riverside, CT	2.0	2.0	1044	$3,900	$3.74	44d	1	0.65mi
1 Birch Dr Unit 38 Stamford, CT	1.0	1.0	675	$2,295	$3.40	44d	1	0.73mi
22 Leslie St #3 Stamford, CT	2.0	1.0	700	$2,600	$3.71	44d	1	0.76mi
14 Southwood Dr Stamford, CT	1.0–2.0	1.0–2.0	801	$2,325	$2.90	3d	4	0.80mi
21 Wampus Ln Unit 1 Riverside, CT	2.0	1.0	1000	$3,000	$3.00	15d	1	0.86mi
29 Wilson St Unit 3 Stamford, CT	1.0	1.0	600	$1,900	$3.17	20d	1	0.86mi
143 Sound Beach Ave Old Greenwich, CT	1.0–3.0	1.0–3.0	1269	$3,995	$3.15	2d	1	0.93mi
193 Sound Beach Ave Unit 2N Old Greenwich, CT	1.0	1.0	1000	$3,950	$3.95	24d	1	1.02mi
22 Orchard St Unit 1 Stamford, CT	2.0	1.0	725	$2,400	$3.31	3d	1	1.15mi
105 Richmond Hill Ave #2 Stamford, CT	2.0	1.5	810	$2,800	$3.46	44d	1	1.15mi
36 Decatur St Unit 1 Cos Cob, CT	2.0	1.5	972	$4,200	$4.32	4d	1	1.17mi
37 Rose Park Ave Stamford, CT	2.0	1.0	900	$2,100	$2.33	15d	1	1.19mi
37 Greenwich Ave Unit 2-6 Stamford, CT	2.0	1.0	1115	$2,600	$2.33	44d	1	1.23mi
28 Southfield Ave Stamford, CT	1.0–2.0	1.0–2.0	964	$2,661	$2.76	4d	6	1.28mi
9 W Main St Stamford, CT	2.0	1.0–2.0	739	$2,770	$3.75	4d	1	1.29mi
32 Cos Cob Ave Unit A Cos Cob, CT	2.0	1.0	1000	$4,450	$4.45	4d	1	1.33mi
32 Cos Cob Ave Unit B Cos Cob, CT	2.0	2.0	1040	$4,950	$4.76	4d	1	1.33mi
25 Main St Apt 3 Stamford, CT	1.0	1.0	525	$1,850	$3.52	24d	1	1.35mi
33 Beal St Unit 2 Stamford, CT	1.0	1.0	780	$2,100	$2.69	20d	1	1.35mi
14 Cos Cob Ave Unit 2 Cos Cob, CT	2.0	1.0	1100	$2,900	$2.64	24d	1	1.36mi
81 Tresser Blvd Unit 1547625P Stamford, CT	1.0	1.0	850	$6,099	$7.18	14d	1	1.40mi
75 Tresser Blvd Stamford, CT	2.0	1.0–2.0	870	$3,348	$3.85	3d	21	1.40mi
10 Wells Ave Unit B Stamford, CT	1.0	1.0	821	$2,500	$3.05	4d	1	1.41mi
14 Relay Pl Unit R3 Stamford, CT	2.0	1.0	1100	$2,450	$2.23	44d	1	1.45mi
60 Knobloch Ln Stamford, CT	1.0	1.0	545	$1,675	$3.07	44d	1	1.49mi
150 Southfield Ave Stamford, CT	1.0–3.0	1.0–2.0	1263	$2,803	$2.22	2d	37	1.49mi
100 Tresser Blvd Stamford, CT	3.0	1.0–2.0	1090	$5,317	$4.88	2d	11	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-03
   remarks 687-char remark
2. 2026-06-03
   listed $4,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $62,756
• − Mortgage interest: −$224
• − Property taxes: −$60
• − Insurance: −$20
• − Repairs & maintenance: −$5,020
• − Management: −$5,020
• − HOA: −$5,604
• − Depreciation: −$116
• Taxable income: $46,690
• Est. tax owed @ 24.0%: −$11,206
• After-tax cash flow: $32,436/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: Greenwich School District
• NCES district ID: 0901710
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $129,257
• Composite: 65.67/100
• National rank: #461
• State rank: #12 of 153 in CT

Livability — Greenwich

• Score: 80/100
• State rank: #23
• US rank: #1655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CT
• County: Fairfield County · 765,532 people
• City population: 47,954
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 7,864
• Household income: $250,001
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 143.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 10% Asian 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Salvadoran 1%
• Common ancestry: Romanian 5% Slovak 3% Estonian 2%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 82% English-only · Other Indo-European 7% Spanish 5% Chinese 3%

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: ▲ 9.39%
• Current HPI: 205.9983
• 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

-97.6% since first listed

11 events — show timeline

• 2026-05-31 Listed $4,000 Smart MLS
• 2020-02-06 Sold (MLS) $365,000 GMLS
• 2020-02-04 Pending — GMLS
• 2019-12-13 Contingent — GMLS
• 2019-10-04 Listed $385,000 GMLS
• 2002-12-01 Sold (Public Records) $320,000 Public Records
• 2002-05-01 Sold (Public Records) $308,000 Public Records
• 2002-04-30 Sold (MLS) $308,000 GMLS
• 2002-03-08 Listed $324,000 GMLS
• 1998-06-24 Sold (Public Records) $186,500 Public Records
• 1996-06-10 Sold (Public Records) $170,000 Public Records

Property tax history

+1.9%/yr

Latest (2023): $3,140 · +0.9% YoY. Source: county tax records.