2 Laurel Hill Rd S · Inglenook, CT 06784

$499,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 36 Days on market

Built 1966 0.53 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Cash flow +4.1/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Incredibly charming Ranch set on a peaceful and private . 53-acre lot in quaint Sherman, offering the perfect blend of small-town charm, natural beauty, and incredibly low taxes. Tucked away in a serene setting, this well-maintained home provides both privacy and convenience, just minutes from marinas, Candlewood Lake, and Squantz Pond for year-round recreation and enjoyment. The main level features a bright and inviting Living Room with brand new carpeting and a cozy wood-burning fireplace, creating the perfect space to relax and unwind. The spacious Eat-In Kitchen offers white cabinetry, plenty of room for dining, and direct access to the oversized back deck, ideal for entertaining, outdo

Key facts

• In law apartment
• Private lot
• Oversized back deck

Tags

• PRIVATE LOT
• WOOD BURNING FIREPLACE
• OVERSIZED BACK DECK
• FINISHED LOWER LEVEL
• IN LAW APARTMENT
• SEASONAL WINTER VIEWS

Property features AI

Exterior

• Parking: Under-house garage (1 garage)
• Utilities: Private well water; Septic system; Propane hot water; Oil heating (fuel tank in basement)
• Home design: Single-family home
• Construction: Built with frame construction; White exterior; Shingle and asbestos siding; Block foundation; Asphalt shingle roof
• Exterior features: Deck; Level lot

Interior

• Kitchen: Cooktop; Wall oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating fueled by oil; Tankless propane hot water
• Interior features: 7 total rooms; Full, fully finished basement; Attic with pull-down stairs; One fireplace; Central air
• Laundry & utility: Washer and dryer; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (48.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (56.0% below list).
• Recommended offer: $220k (56.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Sherman School District (rural): math 55% / reading 60% proficiency, ranked #87 of 192 in CT (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Sherman School (math 57% / reading 67%, grade B, #137 of 553 statewide, top 28%, 264 students, 2% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 31y 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 $260k; list at $500k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $220,000 (56.0% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.44% ✗
• Cap rate: 3.01%
• Cash-on-cash: -11.73%
• DSCR: 0.48
• GRM: 18.9

CMA / ARV

• ARV (on-the-fly): $329,280
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Fair Ln	0.24mi	2/1.0 (-1)	1,120 (0%)	11mo	$309,900	$277	71
14 Cherry Dr	0.43mi	2/1.0 (-1)	1,066 (-5%)	6mo	$320,000	$300	58
7 Pleasant View Rd	0.53mi	2/2.0 (-1)	1,260 (+12%)	14mo	$370,000	$294	38

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $184,966
• Equity at exit: $450,350

10-year hold

• IRR: 15.4%
• Equity multiple: 5.38×
• Total profit: $612,837
• Equity at exit: $971,196

Cash invested: $139,972 (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 06784

• Home prices YoY: 5.1%
• Active inventory: 43
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$276 /mo · $3,311/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-1,368

Break-even live

Break-even rent $3,931

Max offer price $258,283

Occupancy floor —

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Inglenook Rd New Fairfield, CT	2.0	1.0	832	$2,200	$2.64	23d	1	1.24mi

Listing history 34 events

1. 2026-06-19
   days on market $499,900 Active 36 DOM
2. 2026-06-18
   days on market $499,900 Active 35 DOM
3. 2026-06-17
   days on market $499,900 Active 34 DOM
4. 2026-06-16
   days on market $499,900 Active 33 DOM
5. 2026-06-15
   days on market $499,900 Active 32 DOM
6. 2026-06-14
   days on market $499,900 Active 30 DOM
7. 2026-06-13
   days on market $499,900 Active 29 DOM
8. 2026-06-10
   days on market $499,900 Active 27 DOM
9. 2026-06-09
   days on market $499,900 Active 26 DOM
10. 2026-06-08
    days on market $499,900 Active 25 DOM
11. 2026-06-07
    days on market $499,900 Active 24 DOM
12. 2026-06-02
    days on market $499,900 Active 19 DOM
13. 2026-06-01
    days on market $499,900 Active 18 DOM
14. 2026-05-31
    days on market $499,900 Active 17 DOM
15. 2026-05-30
    days on market $499,900 Active 16 DOM
16. 2026-05-14
    listed $499,900 Active
17. 2019-07-09
    historical
18. 2019-04-04
    listed $299,000 Active
19. 2019-03-06
    historical
20. 2019-03-06
    status Active
21. 2019-03-02
    historical
22. 2018-10-06
    listed $299,000 Active
23. 2012-11-13
    soldstatus $260,000
24. 2012-11-09
    soldstatus $260,000
25. 2012-01-04
    listed $269,000
26. 2012-01-01
    historical
27. 2011-07-03
    listed $299,000
28. 1999-07-01
    soldstatus $164,000
29. 1999-02-06
    listed $168,000
30. 1997-10-29
    historical
31. 1997-05-01
    listed $179,000
32. 1995-10-26
    soldstatus $148,000
33. 1995-03-08
    listed $153,900
34. 1992-08-27
    soldstatus $133,000

ⓘ 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: $3,311 · $276/mo
• Projected year-2 tax: $7,004 · $584/mo
• Expected delta: +$3,693/yr (+$308/mo · 111.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$28,002
• − Property taxes: −$3,311
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$14,543
• Taxable loss: −$26,179
• Est. tax savings @ 24.0%: +$6,283
• After-tax cash flow: $-10,130/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: Sherman School District
• NCES district ID: 0904080
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $105,552
• Composite: 56.01/100
• National rank: #2563
• State rank: #87 of 192 in CT

Livability — Inglenook

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,525

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 5% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 4%

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: ▲ 13.90%
• Current HPI: 284.0569
• 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

+275.9% since first listed

19 events — show timeline

• 2026-05-14 Listed $499,900 Smart MLS
• 2019-07-09 Listing Removed — Smart MLS
• 2019-04-04 Listed $299,000 Smart MLS
• 2019-03-06 Listing Removed — Smart MLS
• 2019-03-06 Relisted — Smart MLS
• 2019-03-02 Listing Removed — Smart MLS
• 2018-10-06 Listed $299,000 Smart MLS
• 2012-11-13 Sold (Public Records) $260,000 Public Records
• 2012-11-09 Sold (MLS) $260,000 Smart MLS
• 2012-01-04 Listed $269,000 Smart MLS
• 2012-01-01 Listing Removed — Smart MLS
• 2011-07-03 Listed $299,000 Smart MLS
• 1999-07-01 Sold (MLS) $164,000 Smart MLS
• 1999-02-06 Listed $168,000 Smart MLS
• 1997-10-29 Listing Removed — Smart MLS
• 1997-05-01 Listed $179,000 Smart MLS
• 1995-10-26 Sold (MLS) $148,000 Smart MLS
• 1995-03-08 Listed $153,900 Smart MLS
• 1992-08-27 Sold (Public Records) $133,000 Public Records

Property tax history

-0.5%/yr

Latest (2023): $3,311 · -2.0% YoY. Source: county tax records.