94 Washinee Heights Rd · Canaan, CT 06068

$1,250,000

3 bd · 3.0 ba · 2,346 sqft · SingleFamily public records · 45 Days on market

Built 1972 3.03 ac lot Est $960k · 30% over

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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
• Appreciation +6.3/10.0
• Schools +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

*MOTIVATED SELLER!* Only on the market once since it was built, this early 1970s Contemporary is perfectly situated between the spectacular east and west lakes in the Twin Lakes region of Salisbury. Walk to the lake and enjoy part ownership of the beach/lake access point, or relax in the back yard by the pool, relishing in the privacy, the beauty of nature, and the professional landscaping. The upper level features an open floor plan with vaulted ceilings, lots of glass, wood beams, and a two-sided fireplace. Walk out right onto the expansive deck, which is also accessible from the Dining Room and the Master bedroom suite. The lower level has two additional bedrooms, a full bath, and a central game room/family room which adjoins the insulated two car garage. Other features include a hot tub next to the pool, a whole house generator, a fully-owned solar electric system, and an alarmed security system. This is a clean, well-kept home and property from the original owner, in the middle of a lake community in one of the most desirable areas in the Berkshires. Close to Salisbury, Hotchkiss, Berkshire, and Indian Mountain schools, and less than 30 minutes to the Wassaic train station. *BRING ALL OFFERS!*

Key facts

• 3.03 acre lot
• Garage
• Pool

Property features AI

Exterior

• Parking: Attached garage; Driveway (crushed stone); 3 total parking spaces; 1 garage space
• Utilities: Private well water; Septic sewage; Electric service
• Home design: Single-family home; Walk-to-water with beach rights and association access
• Construction: Asphalt shingle roof; Vertical wood siding; Frame and steel construction; Concrete slab foundation
• Exterior features: Underground utilities; Fruit trees; Wrap-around deck; Deck; French doors; Patio

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher; Compactor
• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Split-system cooling; Electric baseboard and wall unit heating; Electric domestic hot water
• Interior features: Auto garage door opener; Cable available; Open floor plan
• Laundry & utility: Washer; Electric dryer; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $12k ($147k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $1.25M).
• Recommended offer: $1.21M (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 0.7% in Canaan — 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 62/100 on livability (#133 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A; Watch: schools C-, amenities F, commute F.
• Salisbury School District (rural): math 60% / reading 80% proficiency, ranked #55 of 192 in CT (top 29%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 18 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

• In year one you build about $40k of equity ($9k loan paydown + $31k appreciation (2.5% local appreciation)).
• At projected returns (2.5% appreciation + 3.0% rent growth), your $350k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$101k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $675k; list at $1.25M implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $1,212,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 18.06%
• Cash-on-cash: 42.01%
• DSCR: 2.87
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $959,514
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Washinee Heights Rd	0.06mi	3/2.5	2,405 (+2%)	6mo	$984,000	$409	86

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 3.57×
• Total profit: $898,858
• Equity at exit: $528,257

10-year hold

• IRR: 46.9%
• Equity multiple: 7.13×
• Total profit: $2,146,234
• Equity at exit: $788,746

Cash invested: $350,000 (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 06068

• Home prices YoY: 0.7%
• Active inventory: 18
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $25,000 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$422 /mo · $5,058/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,250
• Net cashflow: $12,253

Break-even live

Break-even rent $9,490

Max offer price $1,250,000

Occupancy floor 46%

Sensitivity live

Price	-10% $12,960	-5% $12,606	+0% $12,253	+5% $11,899	+10% $11,545
Rent	-10% $10,278	-5% $11,265	+0% $12,253	+5% $13,240	+10% $14,228
Rate	-1.0pp $12,882	-0.5pp $12,570	base $12,253	+0.5pp $11,929	+1.0pp $11,599

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Taconic Rd Salisbury, CT	4.0	3.0	2499	$25,000	$10.00	44d	1	0.86mi

Listing history 30 events

1. 2026-06-21
   days on market $1,250,000 Active 45 DOM
2. 2026-06-21
   days on market $1,250,000 Active 44 DOM
3. 2026-06-19
   days on market $1,250,000 Active 43 DOM
4. 2026-06-18
   days on market $1,250,000 Active 42 DOM
5. 2026-06-17
   days on market $1,250,000 Active 41 DOM
6. 2026-06-16
   days on market $1,250,000 Active 40 DOM
7. 2026-06-15
   days on market $1,250,000 Active 39 DOM
8. 2026-06-13
   days on market $1,250,000 Active 37 DOM
9. 2026-06-12
   days on market $1,250,000 Active 36 DOM
10. 2026-06-10
    days on market $1,250,000 Active 34 DOM
11. 2026-06-09
    days on market $1,250,000 Active 33 DOM
12. 2026-06-08
    days on market $1,250,000 Active 32 DOM
13. 2026-06-07
    days on market $1,250,000 Active 31 DOM
14. 2026-06-05
    days on market $1,250,000 Active 29 DOM
15. 2026-06-05
    days on market $1,250,000 Active 28 DOM
16. 2026-06-03
    days on market $1,250,000 Active 27 DOM
17. 2026-06-02
    days on market $1,250,000 Active 26 DOM
18. 2026-06-01
    days on market $1,250,000 Active 25 DOM
19. 2026-05-31
    days on market $1,250,000 Active 24 DOM
20. 2026-05-30
    days on market $1,250,000 Active 23 DOM
21. 2026-05-07
    listed $1,250,000 Active
22. 2020-06-30
    soldstatus $675,000 Closed 1217-char remark

    Show marketing remark (1217 chars)

    *MOTIVATED SELLER!* Only on the market once since it was built, this early 1970s Contemporary is perfectly situated between the spectacular east and west lakes in the Twin Lakes region of Salisbury. Walk to the lake and enjoy part ownership of the beach/lake access point, or relax in the back yard by the pool, relishing in the privacy, the beauty of nature, and the professional landscaping. The upper level features an open floor plan with vaulted ceilings, lots of glass, wood beams, and a two-sided fireplace. Walk out right onto the expansive deck, which is also accessible from the Dining Room and the Master bedroom suite. The lower level has two additional bedrooms, a full bath, and a central game room/family room which adjoins the insulated two car garage. Other features include a hot tub next to the pool, a whole house generator, a fully-owned solar electric system, and an alarmed security system. This is a clean, well-kept home and property from the original owner, in the middle of a lake community in one of the most desirable areas in the Berkshires. Close to Salisbury, Hotchkiss, Berkshire, and Indian Mountain schools, and less than 30 minutes to the Wassaic train station. *BRING ALL OFFERS!*

23. 2020-06-30
    soldstatus $675,000

    Show marketing remark (1217 chars)

    *MOTIVATED SELLER!* Only on the market once since it was built, this early 1970s Contemporary is perfectly situated between the spectacular east and west lakes in the Twin Lakes region of Salisbury. Walk to the lake and enjoy part ownership of the beach/lake access point, or relax in the back yard by the pool, relishing in the privacy, the beauty of nature, and the professional landscaping. The upper level features an open floor plan with vaulted ceilings, lots of glass, wood beams, and a two-sided fireplace. Walk out right onto the expansive deck, which is also accessible from the Dining Room and the Master bedroom suite. The lower level has two additional bedrooms, a full bath, and a central game room/family room which adjoins the insulated two car garage. Other features include a hot tub next to the pool, a whole house generator, a fully-owned solar electric system, and an alarmed security system. This is a clean, well-kept home and property from the original owner, in the middle of a lake community in one of the most desirable areas in the Berkshires. Close to Salisbury, Hotchkiss, Berkshire, and Indian Mountain schools, and less than 30 minutes to the Wassaic train station. *BRING ALL OFFERS!*

24. 2020-06-17
    status Under Contract 1217-char remark

    Show marketing remark (1217 chars)

    *MOTIVATED SELLER!* Only on the market once since it was built, this early 1970s Contemporary is perfectly situated between the spectacular east and west lakes in the Twin Lakes region of Salisbury. Walk to the lake and enjoy part ownership of the beach/lake access point, or relax in the back yard by the pool, relishing in the privacy, the beauty of nature, and the professional landscaping. The upper level features an open floor plan with vaulted ceilings, lots of glass, wood beams, and a two-sided fireplace. Walk out right onto the expansive deck, which is also accessible from the Dining Room and the Master bedroom suite. The lower level has two additional bedrooms, a full bath, and a central game room/family room which adjoins the insulated two car garage. Other features include a hot tub next to the pool, a whole house generator, a fully-owned solar electric system, and an alarmed security system. This is a clean, well-kept home and property from the original owner, in the middle of a lake community in one of the most desirable areas in the Berkshires. Close to Salisbury, Hotchkiss, Berkshire, and Indian Mountain schools, and less than 30 minutes to the Wassaic train station. *BRING ALL OFFERS!*

25. 2020-05-22
    historical Under Contract - Continue to Show 1217-char remark

    Show marketing remark (1217 chars)

    *MOTIVATED SELLER!* Only on the market once since it was built, this early 1970s Contemporary is perfectly situated between the spectacular east and west lakes in the Twin Lakes region of Salisbury. Walk to the lake and enjoy part ownership of the beach/lake access point, or relax in the back yard by the pool, relishing in the privacy, the beauty of nature, and the professional landscaping. The upper level features an open floor plan with vaulted ceilings, lots of glass, wood beams, and a two-sided fireplace. Walk out right onto the expansive deck, which is also accessible from the Dining Room and the Master bedroom suite. The lower level has two additional bedrooms, a full bath, and a central game room/family room which adjoins the insulated two car garage. Other features include a hot tub next to the pool, a whole house generator, a fully-owned solar electric system, and an alarmed security system. This is a clean, well-kept home and property from the original owner, in the middle of a lake community in one of the most desirable areas in the Berkshires. Close to Salisbury, Hotchkiss, Berkshire, and Indian Mountain schools, and less than 30 minutes to the Wassaic train station. *BRING ALL OFFERS!*

26. 2019-02-15
    price $744,000 1217-char remark

    Show marketing remark (1217 chars)

    *MOTIVATED SELLER!* Only on the market once since it was built, this early 1970s Contemporary is perfectly situated between the spectacular east and west lakes in the Twin Lakes region of Salisbury. Walk to the lake and enjoy part ownership of the beach/lake access point, or relax in the back yard by the pool, relishing in the privacy, the beauty of nature, and the professional landscaping. The upper level features an open floor plan with vaulted ceilings, lots of glass, wood beams, and a two-sided fireplace. Walk out right onto the expansive deck, which is also accessible from the Dining Room and the Master bedroom suite. The lower level has two additional bedrooms, a full bath, and a central game room/family room which adjoins the insulated two car garage. Other features include a hot tub next to the pool, a whole house generator, a fully-owned solar electric system, and an alarmed security system. This is a clean, well-kept home and property from the original owner, in the middle of a lake community in one of the most desirable areas in the Berkshires. Close to Salisbury, Hotchkiss, Berkshire, and Indian Mountain schools, and less than 30 minutes to the Wassaic train station. *BRING ALL OFFERS!*

27. 2018-10-11
    price $749,000 1217-char remark

    Show marketing remark (1217 chars)

    *MOTIVATED SELLER!* Only on the market once since it was built, this early 1970s Contemporary is perfectly situated between the spectacular east and west lakes in the Twin Lakes region of Salisbury. Walk to the lake and enjoy part ownership of the beach/lake access point, or relax in the back yard by the pool, relishing in the privacy, the beauty of nature, and the professional landscaping. The upper level features an open floor plan with vaulted ceilings, lots of glass, wood beams, and a two-sided fireplace. Walk out right onto the expansive deck, which is also accessible from the Dining Room and the Master bedroom suite. The lower level has two additional bedrooms, a full bath, and a central game room/family room which adjoins the insulated two car garage. Other features include a hot tub next to the pool, a whole house generator, a fully-owned solar electric system, and an alarmed security system. This is a clean, well-kept home and property from the original owner, in the middle of a lake community in one of the most desirable areas in the Berkshires. Close to Salisbury, Hotchkiss, Berkshire, and Indian Mountain schools, and less than 30 minutes to the Wassaic train station. *BRING ALL OFFERS!*

28. 2018-05-28
    listed $794,900 Active 1217-char remark

    Show marketing remark (1217 chars)

    *MOTIVATED SELLER!* Only on the market once since it was built, this early 1970s Contemporary is perfectly situated between the spectacular east and west lakes in the Twin Lakes region of Salisbury. Walk to the lake and enjoy part ownership of the beach/lake access point, or relax in the back yard by the pool, relishing in the privacy, the beauty of nature, and the professional landscaping. The upper level features an open floor plan with vaulted ceilings, lots of glass, wood beams, and a two-sided fireplace. Walk out right onto the expansive deck, which is also accessible from the Dining Room and the Master bedroom suite. The lower level has two additional bedrooms, a full bath, and a central game room/family room which adjoins the insulated two car garage. Other features include a hot tub next to the pool, a whole house generator, a fully-owned solar electric system, and an alarmed security system. This is a clean, well-kept home and property from the original owner, in the middle of a lake community in one of the most desirable areas in the Berkshires. Close to Salisbury, Hotchkiss, Berkshire, and Indian Mountain schools, and less than 30 minutes to the Wassaic train station. *BRING ALL OFFERS!*

29. 2006-03-12
    historical
30. 2005-09-12
    listed $735,000

ⓘ 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: $5,058 · $422/mo
• Projected year-2 tax: $15,904 · $1,325/mo
• Expected delta: +$10,846/yr (+$904/mo · 214.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $300,000
• − Mortgage interest: −$70,019
• − Property taxes: −$5,058
• − Insurance: −$6,250
• − Repairs & maintenance: −$24,000
• − Management: −$24,000
• − Depreciation: −$36,364
• Taxable income: $134,309
• Est. tax owed @ 24.0%: −$32,234
• After-tax cash flow: $114,796/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: Salisbury School District
• NCES district ID: 0903930
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 80% ▲ 5.00%
• Median HH income: $69,634
• Composite: 62.4/100
• National rank: #1420
• State rank: #55 of 192 in CT

Livability — Canaan

• Score: 62/100
• State rank: #133
• US rank: #16567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,034

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Slovak 8% Estonian 4% Portuguese 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 6% Spanish 2% French/Haitian/Cajun 1%

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: ▲ 2.52%
• Current HPI: 359.4432
• 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

+70.1% since first listed

10 events — show timeline

• 2026-05-07 Listed $1,250,000 Smart MLS
• 2020-06-30 Sold (Public Records) $675,000 Public Records
• 2020-06-30 Sold (MLS) $675,000 Smart MLS
• 2020-06-17 Pending — Smart MLS
• 2020-05-22 Contingent — Smart MLS
• 2019-02-15 Price Changed $744,000 Smart MLS
• 2018-10-11 Price Changed $749,000 Smart MLS
• 2018-05-28 Listed $794,900 Smart MLS
• 2006-03-12 Listing Removed — Smart MLS
• 2005-09-12 Listed $735,000 Smart MLS

Property tax history

+2.3%/yr

Latest (2023): $5,058 · +0.0% YoY. Source: county tax records.