34 Woodstock Rd · South Woodstock, CT 06259

$419,900

6 bd · 2.0 ba · 2,880 sqft · MultiFamily public records · 5 Days on market

Built 1870 2.10 ac lot

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.6/10.0
• 1% rule +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Two stairways in each side. Big lot. Plus pond. Updated electrical, 3 year old well. Two fireplaces

Key facts

• 2.1 acre lot
• 6 parking spots
• Pool

Property features AI

Exterior

• Parking: Driveway (unpaved); 6 total parking spaces
• Utilities: Private well water; Septic sewage system; Electric service
• Home design: Multi-family 2-family property; Frame construction; Gray exterior; Asphalt shingle roof; Stone foundation; Private gravel driveway
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Shed; Porch; Gutters; Garden area; Patio; Above-ground swimming pool; Pond with dock or mooring; walkable to water; Lightly wooded, level lot

Interior

• Kitchen: Laundry located in the kitchen
• Bedrooms: 6 bedrooms (total)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heat; Electric hot water
• Interior features: 12 total rooms; Full, unfinished shared basement with dirt floor; Attic with floored storage and walk-up access; 2 fireplaces; Window air conditioning units
• Laundry & utility: Washer/dryer hook-up in Unit 1

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive. Per door: $220/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $399k (5.1% below list).
• Recommended offer: $399k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#122 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, cost of living B; Watch: health & safety D+, amenities F, commute F.
• Pomfret School District (rural): math 60% / reading 66% proficiency, ranked #33 of 153 in CT (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Pomfret Community School (math 60% / reading 66%, grade B, #131 of 553 statewide, top 24%, 370 students, 26% FRL).
• Market conditions: 30 active listings in the ZIP; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $130k; list at $420k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $398,600 (5.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1870 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-40,130
• Equity at exit: $62,608

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $835
• Equity at exit: $36,305

Cash invested: $117,572 (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 06259

• Home prices YoY: -10.5%
• Active inventory: 30
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $3,986 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$333 /mo · $3,994/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $439

Break-even live

Break-even rent $3,430

Max offer price $419,900

Occupancy floor 84%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,986
Total (2 units)			$3,986

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-12
   statusdays on market $419,900 Under Contract 5 DOM
2. 2026-06-09
   days on market $419,900 Active 3 DOM
3. 2026-06-08
   days on market $419,900 Active 2 DOM
4. 2026-06-07
   status $419,900 Active 1 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $419,900 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: $3,994 · $333/mo
• Projected year-2 tax: $6,490 · $541/mo
• Expected delta: +$2,496/yr (+$208/mo · 62.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $47,832
• − Mortgage interest: −$23,521
• − Property taxes: −$3,994
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,827
• − Management: −$3,827
• − Depreciation: −$12,215
• Taxable loss: −$1,651
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $5,666/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: Pomfret School District
• NCES district ID: 0903360
• Math proficiency: 60% ▼ -6.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $77,600
• Composite: 56.18/100
• National rank: #1178
• State rank: #33 of 153 in CT

Livability — South Woodstock

• Score: 66/100
• State rank: #122
• US rank: #12003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,455

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 11% Romanian 7% Slovak 2%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 92% English-only · Other Asian/Pacific 1% Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.79%
• Current HPI: 219.7019
• 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

+202.1% since first listed

4 events — show timeline

• 2026-06-02 Coming Soon $419,900 Smart MLS
• 1999-07-09 Sold (MLS) $130,000 Smart MLS
• 1999-06-16 Sold (Public Records) $130,000 Public Records
• 1998-10-26 Listed $139,000 Smart MLS

Property tax history

-0.1%/yr

Latest (2023): $3,994 · +0.1% YoY. Source: county tax records.