5 Great Elm Rd #3 · Sharon, CT 06069

$750,000

3 bd · 2.5 ba · 2,010 sqft · Condo · 70 Days on market

Built 1900 Excellent condition $1860/mo HOA · 7% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Appreciation +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Exceptional style in private condominium. Renovated from the old carriage barn of great elm estate in sharon, perfect 3-br, 2-ba unit offers comfort, convenience and efficient living. Great elm pool & tennis court available. Close to train & school. #1910

Key facts

• Private porch
• Tennis court
• Pickleball

Tags

• PRIVATE PORCH
• HEATED GUNITE POOL
• TENNIS COURT
• PADDLE COURT
• PICKLEBALL
• CONVENIENT TO THE BEACH

Property features AI

Finance

• Other: Pets allowed with restrictions (details TBD)
• HOA & community: Has homeowners association; Quarterly HOA fee; HOA covers tennis, grounds maintenance, trash pickup, snow removal, property management, pool service, and road maintenance; Association amenities include pool, tennis courts, and paddle tennis

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water connected; Septic sewage system; Fuel tank located in ground
• Home design: Condominium (Carriage House model); End unit; Two levels
• Construction: Other construction description
• Exterior features: Vinyl siding; In-ground swimming pool

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms (two levels)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Hot air heating fueled by propane; Electric domestic hot water
• Interior features: Six total rooms; Central air conditioning; One fireplace; Has attic with hatch access; No basement
• Laundry & utility: Washer and dryer included; Laundry located on the main level between the kitchen and garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $750k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $13k ($152k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $750k).
• Recommended offer: $705k (6.0% 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.
• Zoned schools: Sharon Center School (math 37% / reading 62%, grade D, #237 of 553 statewide, top 45%, 97 students, 41% FRL) — zoned schools average 41% FRL vs 18% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $5k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $385k; list at $750k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $705,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 3.33% ✓
• Cap rate: 26.62%
• Cash-on-cash: 72.61%
• DSCR: 4.23
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 73.0%
• Equity multiple: 4.41×
• Total profit: $715,515
• Equity at exit: $139,717

10-year hold

• IRR: 76.3%
• Equity multiple: 9.07×
• Total profit: $1,694,522
• Equity at exit: $113,783

Cash invested: $210,000 (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: 2.5×

Monthly cashflow live

• Estimated rent: $25,000 medium
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$1,860
• Vacancy / Maint / Mgmt: −$5,250
• Net cashflow: $12,707

Break-even live

Break-even rent $8,915

Max offer price $750,000

Occupancy floor 44%

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: $187,500
• Closing costs: $22,500
• 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	43d	1	0.62mi

HOA detail condo

• Monthly dues: $1,860 · $22,320/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-03
   status $750,000 Under Contract 70 DOM
2. 2026-06-02
   days on market $750,000 Under Contract - Continue to Show 70 DOM
3. 2026-06-01
   days on market $750,000 Under Contract - Continue to Show 69 DOM
4. 2026-05-31
   days on market $750,000 Under Contract - Continue to Show 68 DOM
5. 2026-05-30
   days on market $750,000 Under Contract - Continue to Show 67 DOM
6. 2026-04-29
   historical Under Contract - Continue to Show
7. 2026-03-24
   listed $750,000 Active
8. 2012-12-07
   soldstatus $385,000 263-char remark

   Show marketing remark (517 chars)

   EXCEPTIONAL STYLE IN THIS PRIVATE CONDOMINIUM. RENOVATED FROM THE OLD CARRIAGE BARN OF THE GREAT ELM ESTATE IN SHARON, THIS PERFECT 3-BEDROOM, 2-BATH UNIT OFFERS COMFORT, CONVENIENCE AND EFFICIENT LIVING. GREAT ELM POOL AND TENNIS COURT AVAILABLE. CLOSE TO TRAIN AND SCHOOLS. #1910,AMENITIES:Pool,OTHERROOMS:Laundry/Util. Room,AboveGrade:1280,FLOORING:Tile,Wood,Cooling:Ceiling Fan,InteriorFeatures:French Doors,Some Window Treatments,Washer Connection,ROOF:Asphalt Shingles Additional Information: Amenities:Tennis,

9. 2012-12-07
   soldstatus $385,000 517-char remark

   Show marketing remark (517 chars)

   EXCEPTIONAL STYLE IN THIS PRIVATE CONDOMINIUM. RENOVATED FROM THE OLD CARRIAGE BARN OF THE GREAT ELM ESTATE IN SHARON, THIS PERFECT 3-BEDROOM, 2-BATH UNIT OFFERS COMFORT, CONVENIENCE AND EFFICIENT LIVING. GREAT ELM POOL AND TENNIS COURT AVAILABLE. CLOSE TO TRAIN AND SCHOOLS. #1910,AMENITIES:Pool,OTHERROOMS:Laundry/Util. Room,AboveGrade:1280,FLOORING:Tile,Wood,Cooling:Ceiling Fan,InteriorFeatures:French Doors,Some Window Treatments,Washer Connection,ROOF:Asphalt Shingles Additional Information: Amenities:Tennis,

10. 2012-01-27
    listed $550,000 517-char remark

    Show marketing remark (517 chars)

    EXCEPTIONAL STYLE IN THIS PRIVATE CONDOMINIUM. RENOVATED FROM THE OLD CARRIAGE BARN OF THE GREAT ELM ESTATE IN SHARON, THIS PERFECT 3-BEDROOM, 2-BATH UNIT OFFERS COMFORT, CONVENIENCE AND EFFICIENT LIVING. GREAT ELM POOL AND TENNIS COURT AVAILABLE. CLOSE TO TRAIN AND SCHOOLS. #1910,AMENITIES:Pool,OTHERROOMS:Laundry/Util. Room,AboveGrade:1280,FLOORING:Tile,Wood,Cooling:Ceiling Fan,InteriorFeatures:French Doors,Some Window Treatments,Washer Connection,ROOF:Asphalt Shingles Additional Information: Amenities:Tennis,

11. 2012-01-20
    listed $550,000 263-char remark

    Show marketing remark (263 chars)

    Exceptional style in private condominium. Renovated from the old carriage barn of great elm estate in sharon, perfect 3-br, 2-ba unit offers comfort, convenience and efficient living. Great elm pool & tennis court available. Close to train & school. #1910

12. 2010-11-30
    historical
13. 2010-11-30
    historical
14. 2010-10-14
    listed $650,000
15. 2010-08-16
    historical
16. 2010-02-18
    listed $650,000
17. 2010-02-16
    listed $650,000
18. 2010-01-12
    historical
19. 2010-01-12
    historical
20. 2009-08-12
    listed $698,000
21. 2009-08-12
    listed $698,000

ⓘ 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: $300,000
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$24,000
• − Management: −$24,000
• − HOA: −$22,320
• − Depreciation: −$21,818
• Taxable income: $150,850
• Est. tax owed @ 24.0%: −$36,204
• After-tax cash flow: $116,279/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This luxurious and private condo is in excellent condition with no visible repairs needed. It offers a well-maintained interior, modern amenities, and a beautiful outdoor setting. Potential buyers and renters will appreciate the home's curb appeal and smart home features.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Updating kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms attract more buyers and renters.
• Both Landscaping improvements — Enhanced landscaping increases curb appeal and property value.
• Both Adding smart home features — Smart home features improve convenience and attract tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Updating kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms attract more buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping increases curb appeal and property value. ↑
• Both Adding smart home features — Smart home features improve convenience and attract tech-savvy buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+7.4% since first listed

16 events — show timeline

• 2026-04-29 Contingent — Smart MLS
• 2026-03-24 Listed $750,000 Smart MLS
• 2012-12-07 Sold (MLS) $385,000 OneKey® MLS as Distributed by MLS Grid
• 2012-12-07 Sold (MLS) $385,000 Smart MLS
• 2012-01-27 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2012-01-20 Listed $550,000 Smart MLS
• 2010-11-30 Listing Removed — Smart MLS
• 2010-11-30 Listing Removed — BCMLS
• 2010-10-14 Listed $650,000 BCMLS
• 2010-08-16 Listing Removed — BCMLS
• 2010-02-18 Listed $650,000 Smart MLS
• 2010-02-16 Listed $650,000 BCMLS
• 2010-01-12 Listing Removed — BCMLS
• 2010-01-12 Listing Removed — Smart MLS
• 2009-08-12 Listed $698,000 BCMLS
• 2009-08-12 Listed $698,000 Smart MLS