88 Rucum Rd · Heritage Village, CT 06783

$2,045,000

4 bd · 3.5 ba · 5,113 sqft · SingleFamily public records · 397 Days on market

Built 1988 8.04 ac lot $400/sqft · 39% above area Est $1469k · 39% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in picturesque Roxbury, CT-nestled in southern Litchfield County and under two hours from New York City-this exquisite barn-style residence offers the perfect blend of rustic charm and modern luxury. Set on 8 sprawling acres, the property features an expansive lawn, beautifully curated specimen plantings, and a sparkling pool with integrated spa-ideal for both relaxation and entertaining. A long, private driveway with a gracious turning circle welcomes you to this peaceful retreat. Inside, the home is thoughtfully designed with a spacious main-floor primary bedroom suite for ease and comfort. The heart of the home is a vaulted family room just off the kitchen, filled with natural light and perfect for gatherings. With five generously sized bedrooms, there's ample space for family and guests. Additional highlights include a whole-house generator, ensuring year-round peace of mind. This one-of-a-kind property offers privacy, serenity, and refined country living at its best-all within easy reach of NYC.

Key facts

• 8 sprawling acres
• Private driveway
• Expansive lawn

Tags

• BARN-STYLE RESIDENCE
• 8 SPRAWLING ACRES
• EXPANSIVE LAWN
• SPECIMEN PLANTINGS
• INTEGRATED SPA
• PRIVATE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $2.04M.

Deal economics

• At list price, monthly cash flow is $15k ($177k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $2.04M).
• Recommended offer: $1.80M (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 3.0% in Heritage Village — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#112 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Regional School District 12 (rural): math 64% / reading 77% proficiency, ranked #20 of 153 in CT (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14k of loan paydown is wiped out by about $61k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $573k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 397 days — a 12% lower offer ($1.80M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 32y ago; this cycle's ask has dropped $150k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $588k; list at $2.04M implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,799,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 397 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.71% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.93%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

• ARV (median comp): $1,468,645
• List price: $2,045,000
• Delta: 39.24%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Hickory Ln	0.30mi	4/5.5	4,721 (-8%)	8mo	$1,400,000	$297	59

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: 25.7%
• Equity multiple: 2.06×
• Total profit: $608,520
• Equity at exit: $304,916

10-year hold

• IRR: 33.4%
• Equity multiple: 4.04×
• Total profit: $1,739,502
• Equity at exit: $176,814

Cash invested: $572,600 (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 06783

• Home prices YoY: -24.7%
• Active inventory: 48
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $35,000 medium
• Mortgage (P&I): −$10,724
• Tax from tax record: −$1,313 /mo · $15,753/yr
• Insurance: −$852
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,350
• Net cashflow: $14,761

Break-even live

Break-even rent $16,315

Max offer price $2,045,000

Occupancy floor 53%

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: $511,250
• Closing costs: $61,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Old Roxbury Rd Roxbury, CT	4.0	4.5	3996	$35,000	$8.76	43d	1	1.50mi

Listing history 30 events

1. 2026-06-19
   days on market $2,045,000 Active 397 DOM
2. 2026-06-18
   days on market $2,045,000 Active 396 DOM
3. 2026-06-17
   days on market $2,045,000 Active 395 DOM
4. 2026-06-16
   days on market $2,045,000 Active 394 DOM
5. 2026-06-15
   days on market $2,045,000 Active 393 DOM
6. 2026-06-14
   days on market $2,045,000 Active 391 DOM
7. 2026-06-13
   days on market $2,045,000 Active 390 DOM
8. 2026-06-10
   days on market $2,045,000 Active 388 DOM
9. 2026-06-09
   days on market $2,045,000 Active 387 DOM
10. 2026-06-08
    days on market $2,045,000 Active 386 DOM
11. 2026-06-07
    days on market $2,045,000 Active 385 DOM
12. 2026-06-05
    days on market $2,045,000 Active 382 DOM
13. 2026-06-03
    days on market $2,045,000 Active 381 DOM
14. 2026-06-02
    days on market $2,045,000 Active 380 DOM
15. 2026-06-01
    days on market $2,045,000 Active 379 DOM
16. 2026-05-31
    days on market $2,045,000 Active 378 DOM
17. 2026-05-30
    days on market $2,045,000 Active 377 DOM
18. 2026-05-01
    status Active 1025-char remark

    Show marketing remark (1025 chars)

    Located in picturesque Roxbury, CT-nestled in southern Litchfield County and under two hours from New York City-this exquisite barn-style residence offers the perfect blend of rustic charm and modern luxury. Set on 8 sprawling acres, the property features an expansive lawn, beautifully curated specimen plantings, and a sparkling pool with integrated spa-ideal for both relaxation and entertaining. A long, private driveway with a gracious turning circle welcomes you to this peaceful retreat. Inside, the home is thoughtfully designed with a spacious main-floor primary bedroom suite for ease and comfort. The heart of the home is a vaulted family room just off the kitchen, filled with natural light and perfect for gatherings. With five generously sized bedrooms, there's ample space for family and guests. Additional highlights include a whole-house generator, ensuring year-round peace of mind. This one-of-a-kind property offers privacy, serenity, and refined country living at its best-all within easy reach of NYC.

19. 2026-05-01
    historical 1025-char remark

    Show marketing remark (1025 chars)

    Located in picturesque Roxbury, CT-nestled in southern Litchfield County and under two hours from New York City-this exquisite barn-style residence offers the perfect blend of rustic charm and modern luxury. Set on 8 sprawling acres, the property features an expansive lawn, beautifully curated specimen plantings, and a sparkling pool with integrated spa-ideal for both relaxation and entertaining. A long, private driveway with a gracious turning circle welcomes you to this peaceful retreat. Inside, the home is thoughtfully designed with a spacious main-floor primary bedroom suite for ease and comfort. The heart of the home is a vaulted family room just off the kitchen, filled with natural light and perfect for gatherings. With five generously sized bedrooms, there's ample space for family and guests. Additional highlights include a whole-house generator, ensuring year-round peace of mind. This one-of-a-kind property offers privacy, serenity, and refined country living at its best-all within easy reach of NYC.

20. 2026-03-27
    price $2,045,000 1025-char remark

    Show marketing remark (1025 chars)

    Located in picturesque Roxbury, CT-nestled in southern Litchfield County and under two hours from New York City-this exquisite barn-style residence offers the perfect blend of rustic charm and modern luxury. Set on 8 sprawling acres, the property features an expansive lawn, beautifully curated specimen plantings, and a sparkling pool with integrated spa-ideal for both relaxation and entertaining. A long, private driveway with a gracious turning circle welcomes you to this peaceful retreat. Inside, the home is thoughtfully designed with a spacious main-floor primary bedroom suite for ease and comfort. The heart of the home is a vaulted family room just off the kitchen, filled with natural light and perfect for gatherings. With five generously sized bedrooms, there's ample space for family and guests. Additional highlights include a whole-house generator, ensuring year-round peace of mind. This one-of-a-kind property offers privacy, serenity, and refined country living at its best-all within easy reach of NYC.

21. 2025-06-20
    status Active 1025-char remark

    Show marketing remark (1025 chars)

    Located in picturesque Roxbury, CT-nestled in southern Litchfield County and under two hours from New York City-this exquisite barn-style residence offers the perfect blend of rustic charm and modern luxury. Set on 8 sprawling acres, the property features an expansive lawn, beautifully curated specimen plantings, and a sparkling pool with integrated spa-ideal for both relaxation and entertaining. A long, private driveway with a gracious turning circle welcomes you to this peaceful retreat. Inside, the home is thoughtfully designed with a spacious main-floor primary bedroom suite for ease and comfort. The heart of the home is a vaulted family room just off the kitchen, filled with natural light and perfect for gatherings. With five generously sized bedrooms, there's ample space for family and guests. Additional highlights include a whole-house generator, ensuring year-round peace of mind. This one-of-a-kind property offers privacy, serenity, and refined country living at its best-all within easy reach of NYC.

22. 2025-06-03
    historical Under Contract - Continue to Show 1025-char remark

    Show marketing remark (1025 chars)

    Located in picturesque Roxbury, CT-nestled in southern Litchfield County and under two hours from New York City-this exquisite barn-style residence offers the perfect blend of rustic charm and modern luxury. Set on 8 sprawling acres, the property features an expansive lawn, beautifully curated specimen plantings, and a sparkling pool with integrated spa-ideal for both relaxation and entertaining. A long, private driveway with a gracious turning circle welcomes you to this peaceful retreat. Inside, the home is thoughtfully designed with a spacious main-floor primary bedroom suite for ease and comfort. The heart of the home is a vaulted family room just off the kitchen, filled with natural light and perfect for gatherings. With five generously sized bedrooms, there's ample space for family and guests. Additional highlights include a whole-house generator, ensuring year-round peace of mind. This one-of-a-kind property offers privacy, serenity, and refined country living at its best-all within easy reach of NYC.

23. 2025-05-17
    listed $2,195,000 Active 1025-char remark

    Show marketing remark (1025 chars)

    Located in picturesque Roxbury, CT-nestled in southern Litchfield County and under two hours from New York City-this exquisite barn-style residence offers the perfect blend of rustic charm and modern luxury. Set on 8 sprawling acres, the property features an expansive lawn, beautifully curated specimen plantings, and a sparkling pool with integrated spa-ideal for both relaxation and entertaining. A long, private driveway with a gracious turning circle welcomes you to this peaceful retreat. Inside, the home is thoughtfully designed with a spacious main-floor primary bedroom suite for ease and comfort. The heart of the home is a vaulted family room just off the kitchen, filled with natural light and perfect for gatherings. With five generously sized bedrooms, there's ample space for family and guests. Additional highlights include a whole-house generator, ensuring year-round peace of mind. This one-of-a-kind property offers privacy, serenity, and refined country living at its best-all within easy reach of NYC.

24. 2020-02-25
    historical
25. 2019-03-03
    listed $1,595,000 Active
26. 1999-08-27
    historical
27. 1999-05-03
    listed $2,150,000
28. 1995-06-25
    historical
29. 1994-10-14
    listed $1,550,000
30. 1990-01-23
    soldstatus $587,500

ⓘ 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: $15,753 · $1,313/mo
• Projected year-2 tax: $29,758 · $2,480/mo
• Expected delta: +$14,005/yr (+$1,167/mo · 88.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $420,000
• − Mortgage interest: −$114,552
• − Property taxes: −$15,753
• − Insurance: −$10,225
• − Repairs & maintenance: −$33,600
• − Management: −$33,600
• − Depreciation: −$59,491
• Taxable income: $152,779
• Est. tax owed @ 24.0%: −$36,667
• After-tax cash flow: $140,465/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 12
• NCES district ID: 0903530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $86,065
• Composite: 63.18/100
• National rank: #638
• State rank: #20 of 153 in CT

Livability — Heritage Village

• Score: 68/100
• State rank: #112
• US rank: #9662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 19,973
• Population (ZIP): 2,184

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Common ancestry: Slovak 8% Romanian 7% Hispanic 5%
• Foreign-born: 14% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 6% Other Indo-European 4% Spanish 3%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.80%
• Current HPI: 170.3789
• 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

+248.1% since first listed

13 events — show timeline

• 2026-05-01 Relisted — Smart MLS
• 2026-05-01 Listing Removed — Smart MLS
• 2026-03-27 Price Changed $2,045,000 Smart MLS
• 2025-06-20 Relisted — Smart MLS
• 2025-06-03 Contingent — Smart MLS
• 2025-05-17 Listed $2,195,000 Smart MLS
• 2020-02-25 Listing Removed — Smart MLS
• 2019-03-03 Listed $1,595,000 Smart MLS
• 1999-08-27 Listing Removed — Smart MLS
• 1999-05-03 Listed $2,150,000 Smart MLS
• 1995-06-25 Listing Removed — Smart MLS
• 1994-10-14 Listed $1,550,000 Smart MLS
• 1990-01-23 Sold (Public Records) $587,500 Public Records

Property tax history

+1.7%/yr

Latest (2023): $15,753 · +3.2% YoY. Source: county tax records.