1252 Straits Tpke · Middlebury, CT 06762

$299,900

4 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 8 Days on market

Built 1929 0.28 ac lot Est $440k · 32% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• Schools +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SUBJECT TO PROBATE APPROVAL, AS-IS, WHERE-IS CONDITION NO FHA, CHFA OR VA LENDING AVAILABLE. NEEDS WORK. LOTS OF HARDWOOD FLOORS, DETACHED 2 CAR GARAGE WORKSHOP AND STORAGE LOFT. LARGE ROOMS, SHARED DRIVEWAY, 24 HOUR NOTICE SHOWINGTIME. SUBJECT TO PROBATE APPROVAL. AS-IS, WHERE-IS CONDITION. NO FHA, CHFA OR VA LENDING AVAILABLE. MAKE DEPOSIT CHECK(s) TO: ATTORNEY ANDREW PIANKA TRUSTEE 315 CENTER ROCK GREEN, SUITE #2 OXFORD, CT 06478

Key facts

• Storage loft
• Workshop
• Hardwood floors

Tags

• HARDWOOD FLOORS
• DETACHED 2 CAR GARAGE
• WORKSHOP
• STORAGE LOFT

Property features AI

Exterior

• Parking: Detached 2-car garage; Paved surfaces; Off-street parking (3 total spaces)
• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Single-family home
• Construction: Frame construction; Wood and shingle exterior siding; Stone foundation; Asphalt shingle roof
• Exterior features: Deck; Interior lot; Sloping lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil-fired hot water system; Oil fuel tank located in the basement
• Interior features: Mud room; Workshop; Full unfinished basement; Attic with floored storage and walk-up access; Potential in-law apartment with first-floor access
• Laundry & utility: Laundry on the 2nd floor; Additional laundry/utility space on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 15 (suburban): math 56% / reading 64% proficiency, ranked #46 of 153 in CT (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Middlebury Elementary School (math 62% / reading 67%, grade B, #118 of 553 statewide, top 23%, 319 students, 18% FRL); Pomperaug Regional High School (math 54% / reading 74%, grade B-, #37 of 194 statewide, top 19%, 1,039 students, 14% FRL).
• Market conditions: 60 active listings in the ZIP; 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $145k; list at $300k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,900

Questions for the listing agent

1. Built in 1929 — 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. 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: 1.07% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $439,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Crest St	0.32mi	3/1.5 (-1)	1,840 (-0%)	12mo	$385,000	$209	68
478 Lakeside Blvd W	0.44mi	3/2.0 (-1)	1,864 (+1%)	14mo	$482,300	$259	58
32 Yale Ave	0.61mi	3/2.0 (-1)	1,861 (+1%)	5mo	$390,000	$210	57
1 Yale Ave	0.49mi	3/2.0 (-1)	1,788 (-3%)	11mo	$425,000	$238	54
35 Deepwood Dr	0.62mi	3/1.5 (-1)	1,836 (-1%)	13mo	$306,000	$167	52
38 E Ridge Dr	0.73mi	3/2.0 (-1)	1,780 (-4%)	1mo	$510,000	$287	50
1440 Straits Tpke	0.35mi	3/2.5 (-1)	2,046 (+11%)	11mo	$505,000	$247	46
25 Parkwood Ave	0.58mi	3/2.0 (-1)	1,602 (-13%)	5mo	$340,000	$212	38
604 Lakeside Blvd W	0.57mi	3/3.0 (-1)	2,088 (+13%)	6mo	$495,000	$237	34
76 Three Mile Hill Rd	0.62mi	4/3.0	2,088 (+13%)	10mo	$536,000	$257	33
332 Lakeside Blvd E	0.62mi	3/2.0 (-1)	1,607 (-13%)	11mo	$285,000	$177	31
43 Merideth Rd	0.64mi	3/2.0 (-1)	1,576 (-15%)	14mo	$385,000	$244	25

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-21,453
• Equity at exit: $44,716

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $16,479
• Equity at exit: $25,930

Cash invested: $83,972 (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 06762

• Home prices YoY: -22.6%
• Active inventory: 60
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,216 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$418 /mo · $5,011/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $425

Break-even live

Break-even rent $2,678

Max offer price $299,900

Occupancy floor 82%

Sensitivity live

Price	-10% $595	-5% $510	+0% $425	+5% $340	+10% $255
Rent	-10% $171	-5% $298	+0% $425	+5% $552	+10% $679
Rate	-1.0pp $576	-0.5pp $501	base $425	+0.5pp $347	+1.0pp $268

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $299,900 Active 8 DOM
2. 2026-06-17
   days on market $299,900 Active 7 DOM
3. 2026-06-16
   days on market $299,900 Active 6 DOM
4. 2026-06-15
   days on market $299,900 Active 5 DOM
5. 2026-06-14
   days on market $299,900 Active 3 DOM
6. 2026-06-13
   remarks 440-char remark
7. 2026-06-13
   listed $299,900 Active 2 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: $5,011 · $418/mo
• Projected year-2 tax: $5,714 · $476/mo
• Expected delta: +$703/yr (+$59/mo · 14.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,586
• − Mortgage interest: −$16,799
• − Property taxes: −$5,011
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,087
• − Management: −$3,087
• − Depreciation: −$8,724
• Taxable income: $379
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $5,009/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 15
• NCES district ID: 0903537
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $84,697
• Composite: 54.36/100
• National rank: #1361
• State rank: #46 of 153 in CT

Livability — Middlebury

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

Census & demographics

• Population (ZIP): 7,736

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Russian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 12% · China, Canada
• Languages at home: 87% English-only · Other Indo-European 5% Arabic 3% Chinese 1%

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: ▼ -53.23%
• Current HPI: 182.4523
• 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

+106.8% since first listed

2 events — show timeline

• 2026-06-10 Listed $299,900 Smart MLS
• 1996-01-19 Sold (Public Records) $145,000 Public Records

Property tax history

+1.7%/yr

Latest (2022): $5,011 · +4.2% YoY. Source: county tax records.