6 Easy St · Woodbury Center, CT 06798

$275,000

2 bd · 1.5 ba · 1,562 sqft · SingleFamily public records · 10 Days on market

Built 1847 0.72 ac lot Est $459k · 40% 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).

• Cash flow +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live in Hotchkissville Village - Older farmhouse with a cozy front porch and private back patio awaiting new owner with new energy. Three outbuildings including garden shed, a small one-room cottage that would make a perfect playhouse or game room, and oversized 2 story post & beam barn. Located just 2 miles out of town this solid home offers good sized rooms, hardwood floors throughout, first-floor bedroom and level yard area for garden or ball. Take advantage of this opportunity to restore this farmhouse colonial and sit upon your own front porch overlooking historic Hotchkissville village.

Key facts

• Hardwood flooring
• Oversized barn
• Newer appliances

Tags

• HARDWOOD FLOORING
• OVERSIZED BARN
• NEWER APPLIANCES
• MATURE LANDSCAPE
• GENEROUS LOT SIZE

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Parking: Detached garage; Barn (additional covered/storage space); Two garage spaces
• Utilities: Private well for water; Septic sewage system; Electric power (implied); Oil fuel for heating
• Home design: Single-family home
• Construction: Frame construction; Clapboard and wood siding; Stone foundation; Asphalt shingle roof
• Exterior features: Shed; Barn; Deck; Garden area; Stone wall; Sloping lot

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Hot air heating powered by oil; 40-gallon propane hot water tank (tank located in basement)
• Interior features: Seven total rooms; Full, unfinished basement
• Laundry & utility: Washer and dryer; Laundry located off the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads 72/100 on livability (#80 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A, health & safety A; Watch: commute F, cost of living F.
• Regional School District 14 (rural): math 43% / reading 59% proficiency, ranked #74 of 153 in CT (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Mitchell Elementary School (math 47% / reading 52%, grade D, #237 of 553 statewide, top 45%, 347 students, 23% FRL); Nonnewaug High School (math 42% / reading 67%, grade C-, #63 of 194 statewide, top 39%, 676 students, 23% FRL).
• Market conditions: 61 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $180k; list at $275k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1847 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $275,000

Questions for the listing agent

1. Built in 1847 — 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 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?
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: 1.09% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $459,228
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Quassuk Rd	0.20mi	3/2.0 (+1)	1,606 (+3%)	18mo	$440,000	$274	64
258 Washington Rd	0.25mi	3/3.0 (+1)	1,628 (+4%)	14mo	$850,000	$522	59
142 Washington Rd	0.29mi	2/1.0	1,340 (-14%)	3mo	$390,000	$291	59
50 Washington Rd	0.73mi	3/1.5 (+1)	1,550 (-1%)	13mo	$456,000	$294	49
18 Woodbury Hl #18	0.70mi	2/2.0	1,796 (+15%)	5mo	$540,000	$301	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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-15,612
• Equity at exit: $41,003

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $23,840
• Equity at exit: $23,777

Cash invested: $77,000 (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 06798

• Home prices YoY: -29.7%
• Active inventory: 61
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,003 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$362 /mo · $4,340/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $454

Break-even live

Break-even rent $2,428

Max offer price $275,000

Occupancy floor 80%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Pleasant St Woodbury, CT	2.0	1.0	1080	$2,200	$2.04	23d	1	1.07mi
33 Washington Ave Woodbury, CT	2.0	2.0	1968	$3,750	$1.91	23d	1	1.14mi

Listing history 9 events

1. 2026-06-12
   statusdays on market $275,000 Under Contract 10 DOM
2. 2026-06-09
   days on market $275,000 Active 9 DOM
3. 2026-06-08
   days on market $275,000 Active 8 DOM
4. 2026-06-07
   days on market $275,000 Active 7 DOM
5. 2026-06-05
   days on market $275,000 Active 5 DOM
6. 2026-06-04
   days on market $275,000 Active 3 DOM
7. 2026-06-02
   days on market $275,000 Active 2 DOM
8. 2026-06-01
   remarks 699-char remark
9. 2026-06-01
   listed $275,000 Active 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: $4,340 · $362/mo
• Projected year-2 tax: $5,112 · $426/mo
• Expected delta: +$772/yr (+$64/mo · 17.8%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $36,031
• − Mortgage interest: −$15,404
• − Property taxes: −$4,340
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,882
• − Management: −$2,882
• − Depreciation: −$8,000
• Taxable income: $1,147
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $5,169/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: Regional School District 14
• NCES district ID: 0903536
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $80,016
• Composite: 46.42/100
• National rank: #2453
• State rank: #74 of 153 in CT

Livability — Woodbury Center

• Score: 72/100
• State rank: #80
• US rank: #5966

Category grades

Amenities C+ Commute F Cost of living F 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): 9,787

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Asian 3% Black 2%
• Common ancestry: Romanian 11% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 2% Arabic 2%

Political lean MEDSL · Naugatuck Valley

• 2024 margin: Lean R (+7.4) · D 45.6% · R 53.0% · Other 1.4%
• All cycles: 2024: R+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.81%
• Current HPI: 174.592
• 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

+37.6% since first listed

9 events — show timeline

• 2026-05-31 Listed $275,000 Smart MLS
• 2025-03-24 Listing Removed — Smart MLS
• 2025-03-11 Listed $349,900 Smart MLS
• 2018-10-03 Sold (Public Records) $180,000 Public Records
• 2018-10-02 Sold (MLS) $180,000 Smart MLS
• 2018-09-17 Listing Removed — Smart MLS
• 2018-07-18 Contingent — Smart MLS
• 2018-07-05 Price Changed $189,900 Smart MLS
• 2018-06-19 Listed $199,900 Smart MLS

Property tax history

-0.6%/yr

Latest (2023): $4,340 · -0.4% YoY. Source: county tax records.