20 Crooked Trl · Witches Woods, CT 06281

$425,000

3 bd · 2.5 ba · 1,352 sqft · SingleFamily public records · 21 Days on market

Built 1977 0.60 ac lot Est $387k · 10% over

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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 +13.4/30.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• 1% rule +3.2/10.0
• ARV discount +3.0/15.0
• 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

Enjoy lake living in this beautiful contemporary home located in Woodstock!! Situated across from the street from Witches Woods Lake, this home sits on over a 1/2 acre with peek-a-boo water views and large evergreen trees surrounding the lot for privacy. There are TWO private association beaches just a short stroll down the road for you to soak in the sun and cool off in the water. A nice open floor plan on the 1st floor with soaring cathedral ceilings and a floor-to-ceiling stone fireplace offers plenty of space to relax and enjoy the lake breeze. The beautifully updated kitchen with stainless steel appliances has room for a table or breakfast island, and a sunny room leading out to the private deck makes a wonderful office or formal dining room. For those seeking a 1st floor master, there is a nice-sized bedroom on the main level with a full bath just steps away. Upstairs there are 2 large bedrooms connected to a full bathroom, each with lovely views. The unfinished walkout basement offers an excellent opportunity to create additional living space with walk-out access to the back yard and to the garage. Witches Woods Lake offers a variety of fun summer activities including boating, kayaking, waterskiing, fishing, and swimming, as well as ice fishing and skating in the winter. Come see this lovely home for yourself and take a drive or stroll around the lake community while you're here!!

Key facts

• Boating
• Witches woods lake
• Swimming

Tags

• WITCHES WOODS LAKE
• RECREATIONAL LAKE
• BOATING
• FISHING
• SWIMMING
• KAYAKING

Property features AI

Finance

• HOA & community: Association required for beach rights

Exterior

• Parking: Under-house garage (1-car)
• Utilities: Private well water; Septic sewage system; Electric hot water
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete foundation; Built living area approximately 1,352
• Exterior features: Deck; Shed; Garden area; Fruit trees; Level, cleared lot; Beach rights and walk-to-water access (association required)

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat; Oil-fired heating with above-ground fuel tank
• Interior features: 6 total rooms; Wood-burning fireplace; Full basement with walk-out; Attic with hatch access
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $6 ($68/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 (17.6% below list).
• Recommended offer: $350k (17.6% 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.
• Market conditions: 57 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 $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y 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 $235k; list at $425k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $350,000 (17.6% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $386,672
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1646 Route 171	0.11mi	3/1.0	1,212 (-10%)	16mo	$373,000	$308	58
47 Little Bungee Hill Rd	0.42mi	4/1.5 (+1)	1,412 (+4%)	8mo	$425,000	$301	57
1534 Route 171	0.53mi	2/1.5 (-1)	1,296 (-4%)	11mo	$325,000	$251	50
1520 Route 171	0.60mi	4/1.0 (+1)	1,260 (-7%)	21mo	$360,000	$286	32
49 Spring Hill Rd	0.61mi	3/2.0	1,536 (+14%)	22mo	$404,000	$263	29

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: $-68,564
• Equity at exit: $63,369

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-59,468
• Equity at exit: $36,746

Cash invested: $119,000 (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 06281

• Home prices YoY: -14.7%
• Active inventory: 57
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$354 /mo · $4,242/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $6

Break-even live

Break-even rent $3,493

Max offer price $425,000

Occupancy floor 95%

Sensitivity live

Price	-10% $246	-5% $126	+0% $6	+5% $-115	+10% $-235
Rent	-10% $-271	-5% $-133	+0% $6	+5% $144	+10% $282
Rate	-1.0pp $220	-0.5pp $114	base $6	+0.5pp $-104	+1.0pp $-216

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: $106,250
• Closing costs: $12,750
• 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	15d	1	0.43mi

Listing history 45 events

1. 2026-06-15
   status $425,000 Under Contract 21 DOM
2. 2026-06-15
   days on market $425,000 Under Contract - Continue to Show 21 DOM
3. 2026-06-14
   days on market $425,000 Under Contract - Continue to Show 19 DOM
4. 2026-06-13
   days on market $425,000 Under Contract - Continue to Show 18 DOM
5. 2026-06-10
   days on market $425,000 Under Contract - Continue to Show 16 DOM
6. 2026-06-09
   days on market $425,000 Under Contract - Continue to Show 15 DOM
7. 2026-06-08
   days on market $425,000 Under Contract - Continue to Show 14 DOM
8. 2026-06-07
   days on market $425,000 Under Contract - Continue to Show 13 DOM
9. 2026-06-03
   days on market $425,000 Under Contract - Continue to Show 9 DOM
10. 2026-06-02
    days on market $425,000 Under Contract - Continue to Show 8 DOM
11. 2026-06-01
    days on market $425,000 Under Contract - Continue to Show 7 DOM
12. 2026-05-31
    days on market $425,000 Under Contract - Continue to Show 6 DOM
13. 2026-05-31
    statusdays on market $425,000 Under Contract - Continue to Show 5 DOM
14. 2026-05-25
    listed $425,000 Active
15. 2019-08-26
    soldstatus $235,000
16. 2019-08-22
    soldstatus $235,000 Closed 1410-char remark

    Show marketing remark (1410 chars)

    Enjoy lake living in this beautiful contemporary home located in Woodstock!! Situated across from the street from Witches Woods Lake, this home sits on over a 1/2 acre with peek-a-boo water views and large evergreen trees surrounding the lot for privacy. There are TWO private association beaches just a short stroll down the road for you to soak in the sun and cool off in the water. A nice open floor plan on the 1st floor with soaring cathedral ceilings and a floor-to-ceiling stone fireplace offers plenty of space to relax and enjoy the lake breeze. The beautifully updated kitchen with stainless steel appliances has room for a table or breakfast island, and a sunny room leading out to the private deck makes a wonderful office or formal dining room. For those seeking a 1st floor master, there is a nice-sized bedroom on the main level with a full bath just steps away. Upstairs there are 2 large bedrooms connected to a full bathroom, each with lovely views. The unfinished walkout basement offers an excellent opportunity to create additional living space with walk-out access to the back yard and to the garage. Witches Woods Lake offers a variety of fun summer activities including boating, kayaking, waterskiing, fishing, and swimming, as well as ice fishing and skating in the winter. Come see this lovely home for yourself and take a drive or stroll around the lake community while you're here!!

17. 2019-06-18
    historical 1410-char remark

    Show marketing remark (1410 chars)

    Enjoy lake living in this beautiful contemporary home located in Woodstock!! Situated across from the street from Witches Woods Lake, this home sits on over a 1/2 acre with peek-a-boo water views and large evergreen trees surrounding the lot for privacy. There are TWO private association beaches just a short stroll down the road for you to soak in the sun and cool off in the water. A nice open floor plan on the 1st floor with soaring cathedral ceilings and a floor-to-ceiling stone fireplace offers plenty of space to relax and enjoy the lake breeze. The beautifully updated kitchen with stainless steel appliances has room for a table or breakfast island, and a sunny room leading out to the private deck makes a wonderful office or formal dining room. For those seeking a 1st floor master, there is a nice-sized bedroom on the main level with a full bath just steps away. Upstairs there are 2 large bedrooms connected to a full bathroom, each with lovely views. The unfinished walkout basement offers an excellent opportunity to create additional living space with walk-out access to the back yard and to the garage. Witches Woods Lake offers a variety of fun summer activities including boating, kayaking, waterskiing, fishing, and swimming, as well as ice fishing and skating in the winter. Come see this lovely home for yourself and take a drive or stroll around the lake community while you're here!!

18. 2019-06-04
    price $239,000 1410-char remark

    Show marketing remark (1410 chars)

    Enjoy lake living in this beautiful contemporary home located in Woodstock!! Situated across from the street from Witches Woods Lake, this home sits on over a 1/2 acre with peek-a-boo water views and large evergreen trees surrounding the lot for privacy. There are TWO private association beaches just a short stroll down the road for you to soak in the sun and cool off in the water. A nice open floor plan on the 1st floor with soaring cathedral ceilings and a floor-to-ceiling stone fireplace offers plenty of space to relax and enjoy the lake breeze. The beautifully updated kitchen with stainless steel appliances has room for a table or breakfast island, and a sunny room leading out to the private deck makes a wonderful office or formal dining room. For those seeking a 1st floor master, there is a nice-sized bedroom on the main level with a full bath just steps away. Upstairs there are 2 large bedrooms connected to a full bathroom, each with lovely views. The unfinished walkout basement offers an excellent opportunity to create additional living space with walk-out access to the back yard and to the garage. Witches Woods Lake offers a variety of fun summer activities including boating, kayaking, waterskiing, fishing, and swimming, as well as ice fishing and skating in the winter. Come see this lovely home for yourself and take a drive or stroll around the lake community while you're here!!

19. 2019-05-15
    price $243,500 1410-char remark

    Show marketing remark (1410 chars)

    Enjoy lake living in this beautiful contemporary home located in Woodstock!! Situated across from the street from Witches Woods Lake, this home sits on over a 1/2 acre with peek-a-boo water views and large evergreen trees surrounding the lot for privacy. There are TWO private association beaches just a short stroll down the road for you to soak in the sun and cool off in the water. A nice open floor plan on the 1st floor with soaring cathedral ceilings and a floor-to-ceiling stone fireplace offers plenty of space to relax and enjoy the lake breeze. The beautifully updated kitchen with stainless steel appliances has room for a table or breakfast island, and a sunny room leading out to the private deck makes a wonderful office or formal dining room. For those seeking a 1st floor master, there is a nice-sized bedroom on the main level with a full bath just steps away. Upstairs there are 2 large bedrooms connected to a full bathroom, each with lovely views. The unfinished walkout basement offers an excellent opportunity to create additional living space with walk-out access to the back yard and to the garage. Witches Woods Lake offers a variety of fun summer activities including boating, kayaking, waterskiing, fishing, and swimming, as well as ice fishing and skating in the winter. Come see this lovely home for yourself and take a drive or stroll around the lake community while you're here!!

20. 2019-05-09
    listed $248,500 Active 1410-char remark

    Show marketing remark (1410 chars)

    Enjoy lake living in this beautiful contemporary home located in Woodstock!! Situated across from the street from Witches Woods Lake, this home sits on over a 1/2 acre with peek-a-boo water views and large evergreen trees surrounding the lot for privacy. There are TWO private association beaches just a short stroll down the road for you to soak in the sun and cool off in the water. A nice open floor plan on the 1st floor with soaring cathedral ceilings and a floor-to-ceiling stone fireplace offers plenty of space to relax and enjoy the lake breeze. The beautifully updated kitchen with stainless steel appliances has room for a table or breakfast island, and a sunny room leading out to the private deck makes a wonderful office or formal dining room. For those seeking a 1st floor master, there is a nice-sized bedroom on the main level with a full bath just steps away. Upstairs there are 2 large bedrooms connected to a full bathroom, each with lovely views. The unfinished walkout basement offers an excellent opportunity to create additional living space with walk-out access to the back yard and to the garage. Witches Woods Lake offers a variety of fun summer activities including boating, kayaking, waterskiing, fishing, and swimming, as well as ice fishing and skating in the winter. Come see this lovely home for yourself and take a drive or stroll around the lake community while you're here!!

21. 2016-03-21
    soldstatus $220,000
22. 2016-03-15
    soldstatus $215,000 Sold 245-char remark

    Show marketing remark (245 chars)

    Fully renovate split colonial lake house sits on a beautiful 1/2 acre lot, surrounded by cascading evergreen trees, on a quiet, private, tree-lined road on the Witches Woods lake community. House boasts an open floor plan with beautiful floors .

23. 2016-03-15
    soldstatus $220,000

    Show marketing remark (245 chars)

    Fully renovate split colonial lake house sits on a beautiful 1/2 acre lot, surrounded by cascading evergreen trees, on a quiet, private, tree-lined road on the Witches Woods lake community. House boasts an open floor plan with beautiful floors .

24. 2016-01-25
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Fully renovate split colonial lake house sits on a beautiful 1/2 acre lot, surrounded by cascading evergreen trees, on a quiet, private, tree-lined road on the Witches Woods lake community. House boasts an open floor plan with beautiful floors .

25. 2016-01-24
    historical
26. 2016-01-15
    listed $224,900 Active - New 245-char remark

    Show marketing remark (245 chars)

    Fully renovate split colonial lake house sits on a beautiful 1/2 acre lot, surrounded by cascading evergreen trees, on a quiet, private, tree-lined road on the Witches Woods lake community. House boasts an open floor plan with beautiful floors .

27. 2016-01-14
    listed $224,900
28. 2015-08-26
    historical
29. 2015-05-16
    listed $219,900
30. 2015-01-28
    historical
31. 2014-07-15
    listed $234,900
32. 2011-10-28
    soldstatus $117,550
33. 2011-07-05
    listed $122,700
34. 2011-06-30
    historical
35. 2011-03-30
    listed $129,150
36. 2010-05-07
    historical
37. 2010-03-04
    listed $170,000
38. 2009-12-31
    historical
39. 2009-09-25
    listed $170,000
40. 2009-08-06
    historical
41. 2009-02-06
    listed $170,000
42. 2008-12-31
    historical
43. 2008-03-24
    listed $229,900
44. 2008-02-19
    historical
45. 2007-11-19
    listed $249,900

ⓘ 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: $4,242 · $354/mo
• Projected year-2 tax: $6,668 · $556/mo
• Expected delta: +$2,426/yr (+$202/mo · 57.2%)

ⓘ 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 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: $42,000
• − Mortgage interest: −$23,807
• − Property taxes: −$4,242
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$12,364
• Taxable loss: −$7,257
• Est. tax savings @ 24.0%: +$1,742
• After-tax cash flow: $1,810/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 — Witches Woods

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

Census & demographics

• Census place: Witches Woods, CT
• Population (ZIP): 7,417

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 14% Romanian 6% Russian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -35.31%
• Current HPI: 205.5225
• 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

+70.1% since first listed

32 events — show timeline

• 2026-05-25 Listed $425,000 Smart MLS
• 2019-08-26 Sold (Public Records) $235,000 Public Records
• 2019-08-22 Sold (MLS) $235,000 Smart MLS
• 2019-06-18 Listing Removed — Smart MLS
• 2019-06-04 Price Changed $239,000 Smart MLS
• 2019-05-15 Price Changed $243,500 Smart MLS
• 2019-05-09 Listed $248,500 Smart MLS
• 2016-03-21 Sold (Public Records) $220,000 Public Records
• 2016-03-15 Sold (MLS) $220,000 Smart MLS
• 2016-03-15 Sold (MLS) $215,000 RIS
• 2016-01-25 Pending — RIS
• 2016-01-24 Listing Removed — Smart MLS
• 2016-01-15 Listed $224,900 RIS
• 2016-01-14 Listed $224,900 Smart MLS
• 2015-08-26 Listing Removed — Smart MLS
• 2015-05-16 Listed $219,900 Smart MLS
• 2015-01-28 Listing Removed — Smart MLS
• 2014-07-15 Listed $234,900 Smart MLS
• 2011-10-28 Sold (MLS) $117,550 Smart MLS
• 2011-07-05 Listed $122,700 Smart MLS
• 2011-06-30 Listing Removed — Smart MLS
• 2011-03-30 Listed $129,150 Smart MLS
• 2010-05-07 Listing Removed — Smart MLS
• 2010-03-04 Listed $170,000 Smart MLS
• 2009-12-31 Listing Removed — Smart MLS
• 2009-09-25 Listed $170,000 Smart MLS
• 2009-08-06 Listing Removed — Smart MLS
• 2009-02-06 Listed $170,000 Smart MLS
• 2008-12-31 Listing Removed — Smart MLS
• 2008-03-24 Listed $229,900 Smart MLS
• 2008-02-19 Listing Removed — Smart MLS
• 2007-11-19 Listed $249,900 Smart MLS

Property tax history

+4.5%/yr

Latest (2023): $4,242 · +7.5% YoY. Source: county tax records.