35 Woodridge Cir · Gales Ferry, CT 06335

$449,900

4 bd · 2.5 ba · 1,948 sqft · SingleFamily public records · 8 Days on market

Built 1959 0.57 ac lot Est $505k · 11% under

---

Why this score? — see what drove the D+ 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 +13.4/30.0
• ARV discount +12.4/15.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover Serene Living in an Expansive One-Level Ranch Nestled in a tranquil neighborhood that strikes the perfect balance between peaceful living and convenience, this expansive one-level ranch is a haven just moments away from schools and shopping. As you step inside, you're greeted by a spacious eat-in kitchen, the heart of the home, where family and friends can gather around delicious meals and warm conversations. The living area, anchored by a stunning stone fireplace, offers a cozy retreat for chilly evenings, while large windows bathe the space in natural light. This home seamlessly blends comfort with the elegance of simplicity. Retreat to the partially finished basement featuring a walkout, providing additional space for entertainment, a home gym, or a quiet home office. The possibilities are endless, allowing you to tailor this extra space to your lifestyle needs. Step outside to a backyard oasis where mature plantings and flowering trees create a picturesque setting for relaxation and outdoor gatherings. The yard invites nature's beauty right to your doorstep, offering a serene escape from the hustle and bustle. This home is not just a residence but a sanctuary where every day feels like a peaceful retreat. Don't miss the opportunity to make this serene neighborhood ranch your own.

Key facts

• 0.57 acre lot
• 2 garage spots
• Built 1959

Property features AI

Exterior

• Parking: Attached garage (2-car); Driveway parking; Total of 6 parking spaces
• Utilities: Private well water; Septic system; Electric power (implied); Domestic hot water
• Home design: Single family home
• Construction: Frame construction; Clapboard siding; Shingle roof; Concrete foundation
• Exterior features: Lightly wooded, level lot; Private driveway; Paved surfaces and off-street parking

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (oil-fired); Ductless cooling; Oil fuel tank located in basement; Domestic hot water
• Interior features: 10 total rooms; 2 fireplaces; Full basement, partially finished with a walk-out; Has attic with access via hatch
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $5 ($65/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 $390k (13.3% below list).
• Recommended offer: $390k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Gales Ferry — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#40 in CT, #2,751 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Ledyard School District (rural): math 34% / reading 49% proficiency, ranked #92 of 153 in CT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,000 (13.3% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $504,532
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Oakridge Dr	0.18mi	3/3.0 (-1)	1,964 (+1%)	4mo	$415,000	$211	80
19 Oakridge Dr	0.20mi	3/2.5 (-1)	1,850 (-5%)	24mo	$480,000	$259	58
44 Overlook Rd	0.63mi	3/2.0 (-1)	2,034 (+4%)	8mo	$450,000	$221	50
123A Whalehead Rd	0.68mi	3/2.5 (-1)	1,830 (-6%)	6mo	$480,000	$262	48
9 Thamesview PNTWY	0.64mi	4/3.0	1,800 (-8%)	18mo	$469,900	$261	41
11 Thamesview PNTWY	0.66mi	4/3.0	1,800 (-8%)	23mo	$459,900	$256	36

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: 0.42×
• Total profit: $-72,522
• Equity at exit: $67,082

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-62,554
• Equity at exit: $38,899

Cash invested: $125,972 (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 06335

• Home prices YoY: -22.0%
• Active inventory: 31
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,900 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$529 /mo · $6,346/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $5

Break-even live

Break-even rent $3,893

Max offer price $449,900

Occupancy floor 95%

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Terry Rd Gales Ferry, CT	4.0	3.0	1818	$3,900	$2.15	13d	1	1.18mi

Listing history 10 events

1. 2026-06-19
   days on market $449,900 Active 8 DOM
2. 2026-06-18
   days on market $449,900 Active 7 DOM
3. 2026-06-17
   days on market $449,900 Active 6 DOM
4. 2026-06-16
   days on market $449,900 Active 5 DOM
5. 2026-06-15
   days on market $449,900 Active 4 DOM
6. 2026-06-14
   days on market $449,900 Active 2 DOM
7. 2026-06-13
   statusdays on market $449,900 Active 1 DOM
8. 2026-06-10
   days on market $449,900 Coming Soon 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $449,900 Coming Soon 1 DOM

ⓘ 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: $6,346 · $529/mo
• Projected year-2 tax: $7,987 · $666/mo
• Expected delta: +$1,641/yr (+$137/mo · 25.9%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,800
• − Mortgage interest: −$25,201
• − Property taxes: −$6,346
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,744
• − Management: −$3,744
• − Depreciation: −$13,088
• Taxable loss: −$7,573
• Est. tax savings @ 24.0%: +$1,817
• After-tax cash flow: $1,882/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: Ledyard School District
• NCES district ID: 0902160
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $84,854
• Composite: 39.02/100
• National rank: #4064
• State rank: #92 of 153 in CT

Livability — Gales Ferry

• Score: 78/100
• State rank: #40
• US rank: #2751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,100

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 8% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 7% Serbian 4%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.79%
• Current HPI: 240.7698
• 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

+63.6% since first listed

21 events — show timeline

• 2026-06-08 Coming Soon $449,900 Smart MLS
• 2025-06-06 Sold (MLS) $433,000 Smart MLS
• 2025-05-03 Pending — Smart MLS
• 2025-04-29 Listing Removed — Smart MLS
• 2025-04-29 Price Changed $419,900 Smart MLS
• 2025-04-29 Listed $419,900 Smart MLS
• 2025-04-12 Price Changed $459,000 Smart MLS
• 2025-04-03 Price Changed $479,000 Smart MLS
• 2025-03-26 Listed $499,000 Smart MLS
• 2016-07-25 Sold (Public Records) $240,000 Public Records
• 2016-07-22 Sold (MLS) $240,000 Smart MLS
• 2016-05-30 Listing Removed — Smart MLS
• 2016-05-20 Listed $244,900 Smart MLS
• 2007-07-06 Sold (Public Records) $256,500 Public Records
• 2007-07-06 Sold (Public Records) $256,500 Public Records
• 2007-07-06 Sold (MLS) $256,500 Smart MLS
• 2007-05-23 Listing Removed — Smart MLS
• 2007-03-23 Listed $265,000 Smart MLS
• 2007-03-19 Listing Removed — Smart MLS
• 2006-10-20 Listed $265,000 Smart MLS
• 2006-10-19 Listed $275,000 Smart MLS

Property tax history

+2.7%/yr

Latest (2023): $6,346 · +2.2% YoY. Source: county tax records.