66 Kent Hills Ln · South Wilton, CT 06897

$639,000

3 bd · 2.0 ba · 2,296 sqft · SingleFamily public records · 20 Days on market

Built 1965 1.10 ac lot $278/sqft · 34% below area Est $968k · 34% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +13.9/30.0
• Schools +7.0/10.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a diamond in the rough? Located on a rear lot at the end of a cul-de-sac. This property offers the perfect opportunity to create your dream home in South Wilton. Bring your imagination and your builder to make it your own! Well pump not functioning. Furnace is less than 10 years old. House will be sold Strictly As-Is ; Where Is. Seller will NOT be able to empty the majority of the remaining items in the home including the attic. Contents will be assumed by buyer. Please bring a flashlight as some lights work and some do not work.

Key facts

• Rear lot
• Cul-de-sac
• 1.1 acre lot

Tags

• REAR LOT
• CUL-DE-SAC
• FURNACE LESS THAN 10 YEARS OLD

Property features AI

Exterior

• Parking: Under-house garage; 2-car garage
• Utilities: Private well water; Septic sewer; Oil tank located in garage
• Home design: Single-family home
• Construction: Frame construction; Wood siding; Asphalt shingle roof; Block foundation; Grey exterior color
• Exterior features: Rear lot with some wetlands; Treed, level lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (oil-fired); Domestic hot water
• Interior features: 8 total rooms; One fireplace; Attic with pull-down stairs; No basement
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $639k.

Deal economics

• At list price, monthly cash flow is $8 ($94/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $608k (4.9% below list).
• Recommended offer: $608k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Wilton High School (math 70% / reading 92%, grade A, #5 of 194 statewide, top 2%, 1,231 students, 8% FRL).
• Market conditions: 108 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 30% 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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($629k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $525k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $607,847 (4.9% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.95% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (median comp): $967,604
• List price: $639,000
• Delta: -33.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Kent Hills Ln	0.00mi	3/2.0	2,296 (0%)	1mo	$525,000	$229	99
134 Range Rd	0.22mi	3/2.0	2,197 (-4%)	20mo	$1,200,000	$546	66
61 Range Rd	0.57mi	4/2.5 (+1)	2,400 (+4%)	0mo	$1,270,000	$529	59
50 Bob White Ln	0.40mi	3/3.0	2,146 (-6%)	10mo	$1,250,000	$582	59
20 Arrowhead Rd	0.54mi	3/2.5	1,980 (-14%)	2mo	$650,000	$328	49
11 Butternut Pl	0.65mi	4/2.0 (+1)	2,296 (0%)	21mo	$902,000	$393	47
93 Kent Rd	0.62mi	4/3.0 (+1)	2,461 (+7%)	10mo	$1,000,000	$406	42
105 Danbury Rd	0.56mi	4/3.5 (+1)	2,050 (-11%)	6mo	$840,000	$410	40
28 Bittersweet Trl	0.52mi	4/2.5 (+1)	2,500 (+9%)	24mo	$1,020,000	$408	34
15 Greenbriar Ln	0.63mi	4/2.5 (+1)	2,588 (+13%)	24mo	$1,300,000	$502	22

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-102,725
• Equity at exit: $95,277

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-87,494
• Equity at exit: $55,249

Cash invested: $178,920 (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: 8.8×

Monthly cashflow live

• Estimated rent: $6,078 medium
• Mortgage (P&I): −$3,351
• Tax from tax record: −$1,110 /mo · $13,326/yr
• Insurance: −$266
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,276
• Net cashflow: $8

Break-even live

Break-even rent $6,069

Max offer price $639,000

Occupancy floor 95%

Sensitivity live

Price	-10% $370	-5% $189	+0% $8	+5% $-173	+10% $-354
Rent	-10% $-472	-5% $-232	+0% $8	+5% $248	+10% $488
Rate	-1.0pp $330	-0.5pp $170	base $8	+0.5pp $-158	+1.0pp $-326

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: $159,750
• Closing costs: $19,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Danbury Rd Wilton, CT	1.0–3.0	1.0–2.5	1240	$6,382	$5.15	3d	32	0.49mi
25 River Rd Wilton, CT	2.0–3.0	2.0	1498	$6,305	$4.21	3d	11	1.40mi

Listing history 3 events

1. 2026-05-13
   historical Under Contract - Continue to Show 547-char remark
2. 2026-04-27
   listed $639,000 Active 547-char remark
3. 1965-12-01
   soldstatus $35,000

ⓘ 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: $13,326 · $1,110/mo
• Projected year-2 tax: $13,500 · $1,125/mo
• Expected delta: +$174/yr (+$15/mo · 1.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $72,942
• − Mortgage interest: −$35,794
• − Property taxes: −$13,326
• − Insurance: −$3,992
• − Repairs & maintenance: −$5,835
• − Management: −$5,835
• − Depreciation: −$18,589
• Taxable loss: −$10,431
• Est. tax savings @ 24.0%: +$2,503
• After-tax cash flow: $2,597/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 — South Wilton

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

Census & demographics

• 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

+1400.0% since first listed

5 events — show timeline

• 2026-05-29 Sold (MLS) $525,000 Smart MLS
• 2026-05-19 Pending — Smart MLS
• 2026-05-13 Contingent — Smart MLS
• 2026-04-27 Listed $639,000 Smart MLS
• 1965-12-01 Sold (Public Records) $35,000 Public Records

Property tax history

+4.1%/yr

Latest (2023): $13,326 · +39.3% YoY. Source: county tax records.