34 Powder Horn Hill Rd · Wilton Center, CT 06897

$878,000

4 bd · 2.5 ba · 1,491 sqft · SingleFamily public records · 10 Days on market

Built 1961 2.60 ac lot Est $653k · 34% over

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Why this score? — see what drove the F 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 +10.3/30.0
• Schools +7.0/10.0
• Livability +4.1/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

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Key facts

• Large dining room
• Light filled home
• Private office

Tags

• LIGHT FILLED HOME
• WELCOMING LIVING ROOM
• PRIVATE OFFICE
• LARGE DINING ROOM
• SUNROOM
• RENOVATED FULL BATHS

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic system
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Lightly wooded, sloping lot; Clapboard siding; Radon mitigation air system

Interior

• Kitchen: Electric range; Refrigerator; Freezer; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating (oil); Fuel tank located in basement
• Interior features: Full basement; One fireplace; 8 total rooms
• Laundry & utility: Washer; Dryer; Laundry on lower level; Oil-fired domestic hot water

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $878k.

Deal economics

• At list price, monthly cash flow is $-486 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $792k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $719k (18.1% below list).
• Recommended offer: $719k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 1.5% in Wilton Center — 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 82/100 on livability (#9 in CT, #1,094 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Wilton School District (suburban): math 65% / reading 76% proficiency, ranked #7 of 153 in CT (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Miller-Driscoll School (842 students, 4% FRL); Wilton High School (math 70% / reading 92%, grade A, #5 of 194 statewide, top 2%, 1,231 students, 8% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 108 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent runs 36% of the median local income ($242k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $375k; list at $878k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $719,150 (18.1% 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. Built in 1961 — 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. 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?
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: 0.82% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $653,058
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Old Hwy	0.46mi	3/2.0 (-1)	1,517 (+2%)	2mo	$665,000	$438	67
14 Fairfax Ave	0.49mi	3/2.0 (-1)	1,706 (+14%)	18mo	$735,000	$431	31
11 Deerfield Rd	0.62mi	3/2.0 (-1)	1,326 (-11%)	23mo	$614,000	$463	26

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-173,060
• Equity at exit: $130,913

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-189,869
• Equity at exit: $75,913

Cash invested: $245,840 (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 06897

• Active inventory: 108
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $7,192 medium
• Mortgage (P&I): −$4,604
• Tax from tax record: −$1,197 /mo · $14,366/yr
• Insurance: −$366
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,510
• Net cashflow: $-486

Break-even live

Break-even rent $7,807

Max offer price $792,139

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-238	+0% $-486	+5% $-735	+10% $-983
Rent	-10% $-1,054	-5% $-770	+0% $-486	+5% $-202	+10% $82
Rate	-1.0pp $-44	-0.5pp $-263	base $-486	+0.5pp $-714	+1.0pp $-945

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: $219,500
• Closing costs: $26,340
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Hubbard Rd Wilton, CT	1.0–3.0	1.0–3.0	1597	$10,030	$6.28	3d	10	0.65mi
25 River Rd Wilton, CT	2.0–3.0	2.0	1498	$6,305	$4.21	3d	11	0.85mi
22 Horseshoe Rd Wilton, CT	3.0	1.5	1391	$4,250	$3.06	44d	1	1.05mi

Listing history 8 events

1. 2026-06-21
   days on market $878,000 Active 10 DOM
2. 2026-06-18
   days on market $878,000 Active 7 DOM
3. 2026-06-17
   days on market $878,000 Active 6 DOM
4. 2026-06-16
   days on market $878,000 Active 5 DOM
5. 2026-06-15
   days on market $878,000 Active 4 DOM
6. 2026-06-13
   days on market $878,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $878,000 Active 1 DOM

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

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $14,366 · $1,197/mo
• Projected year-2 tax: $16,578 · $1,381/mo
• Expected delta: +$2,212/yr (+$184/mo · 15.4%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $86,298
• − Mortgage interest: −$49,182
• − Property taxes: −$14,366
• − Insurance: −$4,390
• − Repairs & maintenance: −$6,904
• − Management: −$6,904
• − Depreciation: −$25,542
• Taxable loss: −$20,989
• Est. tax savings @ 24.0%: +$5,037
• After-tax cash flow: $-795/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: Wilton School District
• NCES district ID: 0905130
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 76% ▼ -7.00%
• Median HH income: $161,504
• Composite: 70.4/100
• National rank: #267
• State rank: #7 of 153 in CT

Livability — Wilton Center

• Score: 82/100
• State rank: #9
• US rank: #1094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilton Center, CT
• County: Fairfield County · 765,532 people
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 18,777
• Household income: $242,199
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 264.0

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 11% Hispanic / Latino 6% Asian 6% Black 4%
• Common ancestry: Romanian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 83% English-only · Other Indo-European 6% Spanish 3% French/Haitian/Cajun 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: ▼ -439.88%
• Current HPI: 215.5175
• 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

+1556.6% since first listed

9 events — show timeline

• 2026-06-12 Listed $878,000 Smart MLS
• 2025-09-17 Listing Removed — Smart MLS
• 2025-08-18 Contingent — Smart MLS
• 2025-05-30 Listed $828,000 Smart MLS
• 2025-05-28 Coming Soon — Smart MLS
• 2000-11-13 Sold (Public Records) $375,000 Public Records
• 2000-11-10 Sold (MLS) $375,000 Smart MLS
• 2000-07-17 Listed $425,000 Smart MLS
• 1971-06-30 Sold (Public Records) $53,000 Public Records

Property tax history

+4.0%/yr

Latest (2023): $14,366 · +29.4% YoY. Source: county tax records.