82 Ramapoo Rd · Ridgefield, CT 06877

$949,900

4 bd · 2.5 ba · 2,040 sqft · SingleFamily public records · 26 Days on market

Built 1960 7,840 sqft lot $466/sqft · 12% above area Est $1019k · 7% under

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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).

• ARV discount +10.5/15.0
• Schools +7.1/10.0
• Cash flow +5.6/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is your chance to live close to town in a truly turn-key home! This stunning custom Colonial is perfectly situated for the ultimate Ridgefield lifestyle! Enjoy a short stroll to historic Main St, Ballard Park concerts, the Prospector Theater, and premier dining & shopping. Completely rebuilt in 2005, this 4BR/3.1BA home features gleaming hardwood floors and a true Chef's Kitchen equipped with a Viking stove and two ovens. The main level offers a bright, welcoming foyer flanked by a formal dining/living room and an open-concept kitchen/family room. The upper level boasts a large primary with soaring ceilings, a spa-like ensuite with a large tile shower, and ample closet space. Thr

Key facts

• Private deck
• Manicured backyard
• Large tile shower

Tags

• CHEF'S KITCHEN
• PRIVATE DECK
• MANICURED BACKYARD
• FINISHED LOWER LEVEL
• LARGE TILE SHOWER
• AMPLE CLOSET SPACE

Property features AI

Exterior

• Parking: Under-house garage (1 garage); Paved areas and driveway; Total 3 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home; Private driveway; Under-house garage; Tan exterior
• Construction: Built with frame construction; Vinyl siding; Concrete foundation; Asphalt shingle roof
• Exterior features: Level lot; Deck; Shed; Gutters; French doors

Interior

• Kitchen: Gas range; Wall oven; Range hood; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms (laundry on upper level)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heating (oil-fired); Hot water: propane, 50-gallon tank; Ceiling fans; Central air; Generator ready; Thermopane windows
• Interior features: Open floor plan; Auto garage door opener; One fireplace; Attic with pull-down stairs; Foyer
• Laundry & utility: Washer and dryer included; Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $950k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $596k (37.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $534k (43.8% below list).
• Recommended offer: $534k (43.8% below list) — sets the bar for 1% rule.
• Cap rate 3.8% 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; 2 comparable units currently listed for rent nearby; 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 ($179k/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 $7k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($936k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y 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 $175k; list at $950k implies a 443% 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 $534,233 (43.8% 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 1960 — 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 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?
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: 0.56% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.03%
• DSCR: 0.60
• GRM: 14.8

CMA / ARV

• ARV (median comp): $1,018,570
• List price: $949,900
• Delta: -6.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Abbott Ave	0.40mi	3/2.5 (-1)	1,943 (-5%)	2mo	$1,100,000	$566	67
22 Abbott Ave	0.45mi	3/2.0 (-1)	1,931 (-5%)	9mo	$825,000	$427	56
8 Mulberry St	0.40mi	4/2.5	2,184 (+7%)	19mo	$870,000	$398	54
1 Saw Mill Hill Rd	0.39mi	3/2.5 (-1)	1,846 (-10%)	14mo	$870,000	$471	50
159 Barry Ave	0.54mi	5/3.0 (+1)	2,229 (+9%)	7mo	$951,000	$427	46
17 Continental Dr	0.73mi	4/2.5	2,128 (+4%)	18mo	$765,000	$359	44
13 Hillsdale Ave	0.70mi	3/2.0 (-1)	1,932 (-5%)	10mo	$960,000	$497	44
17 Lafayette Ave	0.73mi	5/2.0 (+1)	2,098 (+3%)	16mo	$829,000	$395	41
13 Rochambeau Ave	0.66mi	3/1.5 (-1)	2,195 (+8%)	12mo	$1,050,000	$478	37
137 Holmes Rd	0.59mi	4/2.5	2,339 (+15%)	14mo	$1,111,000	$475	37
4 Washington Ave	0.66mi	3/2.5 (-1)	1,872 (-8%)	20mo	$920,000	$491	34

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: -32.4%
• Equity multiple: -0.06×
• Total profit: $-281,577
• Equity at exit: $141,633

10-year hold

• IRR: -37.9%
• Equity multiple: -0.54×
• Total profit: $-409,925
• Equity at exit: $82,130

Cash invested: $265,972 (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: 14.8×

Monthly cashflow live

• Estimated rent: $5,342 medium
• Mortgage (P&I): −$4,981
• Tax from tax record: −$846 /mo · $10,146/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,122
• Net cashflow: $-2,002

Break-even live

Break-even rent $7,877

Max offer price $596,198

Occupancy floor —

Sensitivity live

Price	-10% $-1,465	-5% $-1,733	+0% $-2,002	+5% $-2,271	+10% $-2,540
Rent	-10% $-2,424	-5% $-2,213	+0% $-2,002	+5% $-1,791	+10% $-1,580
Rate	-1.0pp $-1,524	-0.5pp $-1,761	base $-2,002	+0.5pp $-2,248	+1.0pp $-2,499

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: $237,475
• Closing costs: $28,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 N Salem Rd Ridgefield, CT	4.0	3.0	2111	$6,300	$2.98	12d	1	0.44mi
19 Greenfield Ave Ridgefield, CT	3.0	2.0	1690	$3,950	$2.34	3d	1	0.52mi

Listing history 23 events

1. 2026-06-13
   days on market $949,900 Active 26 DOM
2. 2026-06-13
   days on market $949,900 Active 25 DOM
3. 2026-06-10
   days on market $949,900 Active 23 DOM
4. 2026-06-09
   days on market $949,900 Active 22 DOM
5. 2026-06-08
   days on market $949,900 Active 21 DOM
6. 2026-06-07
   days on market $949,900 Active 20 DOM
7. 2026-06-05
   pricedays on market $949,900 Active 17 DOM
8. 2026-06-03
   days on market $965,000 Active 16 DOM
9. 2026-06-03
   days on market $965,000 Active 15 DOM
10. 2026-06-01
    days on market $965,000 Active 14 DOM
11. 2026-05-31
    days on market $965,000 Active 13 DOM
12. 2026-05-18
    historical
13. 2026-05-18
    listed $965,000 Active 1068-char remark
14. 2026-05-09
    historical Under Contract - Continue to Show
15. 2026-04-28
    status Active
16. 2026-04-25
    historical Under Contract - Continue to Show
17. 2026-04-17
    listed $950,000 Active
18. 2026-04-15
    historical
19. 1995-12-19
    soldstatus $175,000
20. 1995-12-19
    soldstatus $175,000
21. 1994-10-17
    listed $194,900
22. 1994-10-17
    historical
23. 1993-10-17
    listed $199,900

ⓘ 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: $10,146 · $846/mo
• Projected year-2 tax: $15,237 · $1,270/mo
• Expected delta: +$5,091/yr (+$424/mo · 50.2%)

ⓘ 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 ≥98°F today · 15 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: $64,108
• − Mortgage interest: −$53,209
• − Property taxes: −$10,146
• − Insurance: −$4,750
• − Repairs & maintenance: −$5,129
• − Management: −$5,129
• − Depreciation: −$27,633
• Taxable loss: −$41,887
• Est. tax savings @ 24.0%: +$10,053
• After-tax cash flow: $-13,974/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: Ridgefield, 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

+375.2% since first listed

14 events — show timeline

• 2026-06-15 Listing Removed — Smart MLS
• 2026-06-03 Price Changed $949,900 Smart MLS
• 2026-05-18 Listing Removed — Smart MLS
• 2026-05-18 Listed $965,000 Smart MLS
• 2026-05-09 Contingent — Smart MLS
• 2026-04-28 Relisted — Smart MLS
• 2026-04-25 Contingent — Smart MLS
• 2026-04-17 Listed $950,000 Smart MLS
• 2026-04-15 Coming Soon — Smart MLS
• 1995-12-19 Sold (Public Records) $175,000 Public Records
• 1995-12-19 Sold (MLS) $175,000 Smart MLS
• 1994-10-17 Listing Removed — Smart MLS
• 1994-10-17 Listed $194,900 Smart MLS
• 1993-10-17 Listed $199,900 Smart MLS

Property tax history

+1.1%/yr

Latest (2022): $10,146 · +0.8% YoY. Source: county tax records.