317 Old Jewett City Rd · Preston, CT 06365

$275,000

3 bd · 2.5 ba · 1,338 sqft · SingleFamily public records · 46 Days on market

Built 1988 2.57 ac lot Est $321k · 14% 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 +19.1/30.0
• ARV discount +14.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for something to make your own? This ranch home is looking forward to having a total do over! One level ranch with 4 bedrooms, 2 full baths and 1 bathroom, is nestled up on a hill with over 2 and a half acres enjoy the quiet sounds of nature. Livingroom has woodstove and ceiling fan. Large eat in kitchen with pantry. Dining room has sliders that lead out to deck and backyard with above ground pool. Master bedroom has a full bath. Two other bedrooms on main floor have large closets in each room . The basement has a large finished room with additional bedroom or office, basement is heated with gas stove. There is unfinished portion that can be used for a workshop. Backyard has an abov

Key facts

• Pantry
• Ranch home
• One level ranch

Tags

• RANCH HOME
• ONE LEVEL RANCH
• WOODSTOVE
• CEILING FAN
• LARGE EAT IN KITCHEN
• PANTRY

Property features AI

Exterior

• Parking: Paved driveway (asphalt); Off-street parking; Driveway parking; Total of 4 parking spaces
• Utilities: Private well water; Septic system; Fuel tank located in basement
• Home design: Single-family home; Blue exterior
• Construction: Prefab construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Deck; Shed; Gutters; Exterior lighting; Kennel; Above-ground vinyl swimming pool; Secluded, treed, rolling and sloping lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heat; Wood/coal stove; Other heat types; Heat fueled by electric, propane, and wood; Electric hot water
• Interior features: Cable available; Security system; Total of 7 rooms; Has attic with hatch access; Full, partially finished, heated basement with storage and concrete floor (liveable space)
• Laundry & utility: Washer and dryer included; Laundry located in the basement (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Preston School District (rural): math 42% / reading 49% proficiency, ranked #88 of 153 in CT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Preston Veterans' Memorial School (math 47% / reading 57%, grade C-, #213 of 553 statewide, top 41%, 311 students, 21% FRL).
• Market conditions: 23 active listings in the ZIP; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $321,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Stanton Ln	0.73mi	3/1.5	1,249 (-7%)	13mo	$300,000	$240	40

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-25,892
• Equity at exit: $41,003

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,621
• Equity at exit: $23,777

Cash invested: $77,000 (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 06365

• Home prices YoY: -14.0%
• Active inventory: 23
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,784 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$350 /mo · $4,198/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $292

Break-even live

Break-even rent $2,413

Max offer price $275,000

Occupancy floor 84%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-14
   historical Under Contract - Continue to Show
2. 2026-04-12
   listed $275,000 Active

ⓘ 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: $4,198 · $350/mo
• Projected year-2 tax: $5,042 · $420/mo
• Expected delta: +$844/yr (+$70/mo · 20.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $33,402
• − Mortgage interest: −$15,404
• − Property taxes: −$4,198
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − Depreciation: −$8,000
• Taxable loss: −$920
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $3,730/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: Preston School District
• NCES district ID: 0903420
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 49% ▼ -13.00%
• Median HH income: $71,322
• Composite: 41.07/100
• National rank: #3575
• State rank: #88 of 153 in CT

Livability — Preston

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

Census & demographics

• Population (ZIP): 4,781

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2% Asian 1% Black 1%
• Common ancestry: Lithuanian 14% Romanian 14% Slovak 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.95%
• Current HPI: 195.6282
• 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

2 events — show timeline

• 2026-04-14 Contingent — Smart MLS
• 2026-04-12 Listed $275,000 Smart MLS

Property tax history

+2.2%/yr

Latest (2023): $4,198 · +18.9% YoY. Source: county tax records.