70 Red Cedar Rd · Woodstock, CT 06282

$401,000

3 bd · 2.5 ba · 1,685 sqft · SingleFamily public records · 23 Days on market

Built 1992 0.30 ac lot Est $479k · 16% under

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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 +14.8/30.0
• ARV discount +14.8/15.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the serene landscape with some views of Bunggee Lake, this Cape-style residence offers a quintessential lake living experience. Built in 1992, this home spans 1,685 square feet on a generous .3-acre lot, providing ample space for comfortable living. As you step inside, you're greeted by the warmth of all wood flooring throughout the main floor, creating an inviting ambiance. The thoughtful layout includes three bedrooms and two baths, ensuring both functionality and comfort for residents. Additionally, the family room offers versatility, with the potential to be converted into a main floor bedroom to accommodate varying needs. Entertain guests in the spacious living room or host gatherings in the formal dining room. For moments of relaxation and enjoyment, retreat to the lovely heated sunroom, where there are views of Bunggee Lake creating a tranquil backdrop. Outdoor enthusiasts will delight in the lake rights and fully recreational amenities offered by Bunggee Lake, including boating, fishing, and swimming opportunities, promising endless hours of enjoyment and recreation for the entire family. SEE ADDITIONAL COMMENTS

Key facts

• 0.3 acre lot
• 2 parking spots
• Built 1992

Property features AI

Exterior

• Parking: Paved driveway; 2 parking spaces
• Utilities: Private well water; Septic sewage system; Oil tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete foundation; White exterior color
• Exterior features: Level lot; Shed; Walk-to-water, beach rights and view

Interior

• Kitchen: Electric cooktop; Oven/range; Refrigerator; Freezer; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heat; Oil-fired heat; Electric domestic hot water
• Interior features: Cable available; Full unfinished basement with concrete floor and hatchway; Attic with hatch access; 8 total rooms
• Laundry & utility: Laundry in the basement / lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $401k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $350k (12.7% below list).
• Recommended offer: $350k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Woodstock School District (rural): math 32% / reading 55% proficiency, ranked #89 of 153 in CT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodstock Elementary School (math 42% / reading 52%, grade D-, #256 of 553 statewide, top 48%, 427 students, 21% FRL); Woodstock Middle School (math 28% / reading 56%, grade D-, #103 of 175 statewide, top 59%, 346 students, 20% FRL).
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask is 34% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $325k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000 (12.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $478,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Laurel Hill Dr	0.24mi	3/2.5	1,682 (-0%)	4mo	$427,500	$254	85
64 Red Cedar Rd	0.03mi	3/3.0	1,616 (-4%)	18mo	$429,000	$265	75
25 Barlow Cemetery Rd	0.53mi	3/2.0	1,728 (+3%)	9mo	$490,000	$284	62
85 Laurel Hill Dr	0.17mi	3/2.5	1,870 (+11%)	23mo	$655,000	$350	54
55 Indian Spring Rd	0.62mi	4/2.0 (+1)	1,697 (+1%)	12mo	$500,000	$295	53
33 Playground Dr	0.50mi	2/2.0 (-1)	1,544 (-8%)	4mo	$415,000	$269	53
21 Old Sawmill Rd	0.59mi	3/2.0	1,564 (-7%)	9mo	$460,000	$294	51
21 Valley View Rd	0.42mi	2/2.0 (-1)	1,626 (-4%)	22mo	$340,000	$209	50
65 Oak Dr	0.26mi	2/1.0 (-1)	1,556 (-8%)	17mo	$169,000	$109	49
49 Spring Hill Rd	0.40mi	3/2.0	1,536 (-9%)	22mo	$404,000	$263	46
43 Hiawatha Hts	0.36mi	2/2.0 (-1)	1,918 (+14%)	10mo	$789,000	$411	45
115 Crooked Trail Ext	0.52mi	3/2.0	1,922 (+14%)	7mo	$653,950	$340	44

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-57,759
• Equity at exit: $59,790

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-41,056
• Equity at exit: $34,671

Cash invested: $112,280 (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 06282

• Home prices YoY: -25.6%
• Active inventory: 9
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,103
• Tax from tax record: −$381 /mo · $4,576/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $114

Break-even live

Break-even rent $3,356

Max offer price $401,000

Occupancy floor 92%

Sensitivity live

Price	-10% $341	-5% $227	+0% $114	+5% $0	+10% $-113
Rent	-10% $-163	-5% $-25	+0% $114	+5% $252	+10% $390
Rate	-1.0pp $316	-0.5pp $216	base $114	+0.5pp $10	+1.0pp $-96

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: $100,250
• Closing costs: $12,030
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Indian Spring Rd Woodstock, CT	4.0	2.5	1680	$3,500	$2.08	16d	1	0.53mi

Listing history 29 events

1. 2026-06-21
   days on market $401,000 Active 23 DOM
2. 2026-06-18
   days on market $401,000 Active 20 DOM
3. 2026-06-17
   days on market $401,000 Active 19 DOM
4. 2026-06-16
   days on market $401,000 Active 18 DOM
5. 2026-06-15
   days on market $401,000 Active 17 DOM
6. 2026-06-14
   days on market $401,000 Active 15 DOM
7. 2026-06-13
   days on market $401,000 Active 14 DOM
8. 2026-06-10
   days on market $401,000 Active 12 DOM
9. 2026-06-09
   days on market $401,000 Active 11 DOM
10. 2026-06-08
    days on market $401,000 Active 10 DOM
11. 2026-06-07
    days on market $401,000 Active 9 DOM
12. 2026-06-03
    days on market $401,000 Active 5 DOM
13. 2026-06-02
    days on market $401,000 Active 4 DOM
14. 2026-06-01
    days on market $401,000 Active 3 DOM
15. 2026-05-31
    days on market $401,000 Active 2 DOM
16. 2026-05-31
    statusdays on market $401,000 Active 1 DOM
17. 2026-05-28
    historical $401,000
18. 2024-06-15
    historical 1148-char remark

    Show marketing remark (1148 chars)

    Nestled in the serene landscape with some views of Bunggee Lake, this Cape-style residence offers a quintessential lake living experience. Built in 1992, this home spans 1,685 square feet on a generous .3-acre lot, providing ample space for comfortable living. As you step inside, you're greeted by the warmth of all wood flooring throughout the main floor, creating an inviting ambiance. The thoughtful layout includes three bedrooms and two baths, ensuring both functionality and comfort for residents. Additionally, the family room offers versatility, with the potential to be converted into a main floor bedroom to accommodate varying needs. Entertain guests in the spacious living room or host gatherings in the formal dining room. For moments of relaxation and enjoyment, retreat to the lovely heated sunroom, where there are views of Bunggee Lake creating a tranquil backdrop. Outdoor enthusiasts will delight in the lake rights and fully recreational amenities offered by Bunggee Lake, including boating, fishing, and swimming opportunities, promising endless hours of enjoyment and recreation for the entire family. SEE ADDITIONAL COMMENTS

19. 2024-06-14
    soldstatus $325,000 Closed 1148-char remark

    Show marketing remark (1148 chars)

    Nestled in the serene landscape with some views of Bunggee Lake, this Cape-style residence offers a quintessential lake living experience. Built in 1992, this home spans 1,685 square feet on a generous .3-acre lot, providing ample space for comfortable living. As you step inside, you're greeted by the warmth of all wood flooring throughout the main floor, creating an inviting ambiance. The thoughtful layout includes three bedrooms and two baths, ensuring both functionality and comfort for residents. Additionally, the family room offers versatility, with the potential to be converted into a main floor bedroom to accommodate varying needs. Entertain guests in the spacious living room or host gatherings in the formal dining room. For moments of relaxation and enjoyment, retreat to the lovely heated sunroom, where there are views of Bunggee Lake creating a tranquil backdrop. Outdoor enthusiasts will delight in the lake rights and fully recreational amenities offered by Bunggee Lake, including boating, fishing, and swimming opportunities, promising endless hours of enjoyment and recreation for the entire family. SEE ADDITIONAL COMMENTS

20. 2024-04-29
    status Under Contract 1148-char remark

    Show marketing remark (1148 chars)

    Nestled in the serene landscape with some views of Bunggee Lake, this Cape-style residence offers a quintessential lake living experience. Built in 1992, this home spans 1,685 square feet on a generous .3-acre lot, providing ample space for comfortable living. As you step inside, you're greeted by the warmth of all wood flooring throughout the main floor, creating an inviting ambiance. The thoughtful layout includes three bedrooms and two baths, ensuring both functionality and comfort for residents. Additionally, the family room offers versatility, with the potential to be converted into a main floor bedroom to accommodate varying needs. Entertain guests in the spacious living room or host gatherings in the formal dining room. For moments of relaxation and enjoyment, retreat to the lovely heated sunroom, where there are views of Bunggee Lake creating a tranquil backdrop. Outdoor enthusiasts will delight in the lake rights and fully recreational amenities offered by Bunggee Lake, including boating, fishing, and swimming opportunities, promising endless hours of enjoyment and recreation for the entire family. SEE ADDITIONAL COMMENTS

21. 2024-04-26
    listed $299,000 Active 1148-char remark

    Show marketing remark (1148 chars)

    Nestled in the serene landscape with some views of Bunggee Lake, this Cape-style residence offers a quintessential lake living experience. Built in 1992, this home spans 1,685 square feet on a generous .3-acre lot, providing ample space for comfortable living. As you step inside, you're greeted by the warmth of all wood flooring throughout the main floor, creating an inviting ambiance. The thoughtful layout includes three bedrooms and two baths, ensuring both functionality and comfort for residents. Additionally, the family room offers versatility, with the potential to be converted into a main floor bedroom to accommodate varying needs. Entertain guests in the spacious living room or host gatherings in the formal dining room. For moments of relaxation and enjoyment, retreat to the lovely heated sunroom, where there are views of Bunggee Lake creating a tranquil backdrop. Outdoor enthusiasts will delight in the lake rights and fully recreational amenities offered by Bunggee Lake, including boating, fishing, and swimming opportunities, promising endless hours of enjoyment and recreation for the entire family. SEE ADDITIONAL COMMENTS

22. 2024-04-24
    historical $299,000 1148-char remark

    Show marketing remark (1148 chars)

    Nestled in the serene landscape with some views of Bunggee Lake, this Cape-style residence offers a quintessential lake living experience. Built in 1992, this home spans 1,685 square feet on a generous .3-acre lot, providing ample space for comfortable living. As you step inside, you're greeted by the warmth of all wood flooring throughout the main floor, creating an inviting ambiance. The thoughtful layout includes three bedrooms and two baths, ensuring both functionality and comfort for residents. Additionally, the family room offers versatility, with the potential to be converted into a main floor bedroom to accommodate varying needs. Entertain guests in the spacious living room or host gatherings in the formal dining room. For moments of relaxation and enjoyment, retreat to the lovely heated sunroom, where there are views of Bunggee Lake creating a tranquil backdrop. Outdoor enthusiasts will delight in the lake rights and fully recreational amenities offered by Bunggee Lake, including boating, fishing, and swimming opportunities, promising endless hours of enjoyment and recreation for the entire family. SEE ADDITIONAL COMMENTS

23. 2007-04-02
    soldstatus $240,000
24. 2007-03-30
    soldstatus $240,000 161-char remark

    Show marketing remark (161 chars)

    Wonderful home walking distance to water (lake bungee) - open living, new carpeting, new sunroom. Large kitchen, freshly painted inside. - Definitely a must see!

25. 2006-09-26
    listed $249,000 161-char remark

    Show marketing remark (161 chars)

    Wonderful home walking distance to water (lake bungee) - open living, new carpeting, new sunroom. Large kitchen, freshly painted inside. - Definitely a must see!

26. 2005-02-28
    soldstatus $229,000
27. 2005-02-25
    soldstatus $229,000
28. 2004-10-28
    listed $229,900
29. 1993-03-29
    soldstatus $112,000

ⓘ 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: $4,576 · $381/mo
• Projected year-2 tax: $6,579 · $548/mo
• Expected delta: +$2,003/yr (+$167/mo · 43.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $42,000
• − Mortgage interest: −$22,462
• − Property taxes: −$4,576
• − Insurance: −$2,005
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$11,665
• Taxable loss: −$5,429
• Est. tax savings @ 24.0%: +$1,303
• After-tax cash flow: $2,667/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: Woodstock School District
• NCES district ID: 0905370
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $77,483
• Composite: 39.93/100
• National rank: #3846
• State rank: #89 of 153 in CT

Livability — Woodstock

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

Census & demographics

• Census place: Lake Bungee, CT
• Population (ZIP): 902

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Lithuanian 14% Slovak 11% Romanian 7%
• Foreign-born: 2%
• Languages at home: 98% English-only · Russian/Polish/Slavic 2%

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: ▼ -79.06%
• Current HPI: 229.1463
• 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

+258.0% since first listed

13 events — show timeline

• 2026-05-28 Coming Soon $401,000 Smart MLS
• 2024-06-15 Listing Removed — Smart MLS
• 2024-06-14 Sold (MLS) $325,000 Smart MLS
• 2024-04-29 Pending — Smart MLS
• 2024-04-26 Listed $299,000 Smart MLS
• 2024-04-24 Coming Soon $299,000 Smart MLS
• 2007-04-02 Sold (Public Records) $240,000 Public Records
• 2007-03-30 Sold (MLS) $240,000 Smart MLS
• 2006-09-26 Listed $249,000 Smart MLS
• 2005-02-28 Sold (Public Records) $229,000 Public Records
• 2005-02-25 Sold (MLS) $229,000 Smart MLS
• 2004-10-28 Listed $229,900 Smart MLS
• 1993-03-29 Sold (Public Records) $112,000 Public Records

Property tax history

+3.9%/yr

Latest (2023): $4,576 · +7.5% YoY. Source: county tax records.