9 Ellen Ln · South Woodstock, CT 06281

$450,000

6 bd · 4.0 ba · 3,214 sqft · MultiFamily public records · 9 Days on market

Built 1900 0.60 ac lot Est $476k · 5% under

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +8.9/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Lovely home with extensive renovations and upgrades in convenient location. Both units have new kitchens. Plumbing, heating and electrical have all been updated. Working fireplace and beautiful hardwood floors throughout. Perfect rental property for investment or for someone needing an in-law unit. Main house has 4 bedrooms, 2 full baths. Attached apartment has 2 bedrooms and one full bath. House is spacious and bright. Three car detached garage. See also G1093742

Key facts

• Open floor plan
• Two family property
• City water

Tags

• INVESTMENT OPPORTUNITY
• TWO FAMILY PROPERTY
• OPEN FLOOR PLAN
• LARGE ISLAND
• DEDICATED LAUNDRY SPACES
• CITY WATER

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Private well for water; Public sewer connection; Electric service (standard)
• Home design: Multi-family 2-family property; Living area approximately 3214 (public record)
• Construction: Frame and concrete construction; Concrete foundation
• Exterior features: Level lot; Vinyl siding; Shingle roof

Interior

• Bedrooms: 6 bedrooms total
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating (oil-fired); Fuel tank located in basement; Domestic hot water
• Interior features: 16 total rooms; Partial basement with hatchway; Attic (floored); One fireplace; Two-unit multi-family layout

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).

Location & tenants

• Location reads 66/100 on livability (#122 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, cost of living B; Watch: health & safety D+, amenities F, commute F.
• 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).
• Market conditions: 57 active listings in the ZIP; 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 $14k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $290k; list at $450k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $450,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.63%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $475,672
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Ellen Ln	0.00mi	6/3.0	3,214 (0%)	0mo	$475,000	$148	96

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $58,339
• Equity at exit: $67,096

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $219,679
• Equity at exit: $38,908

Cash invested: $126,000 (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: 12.0×

Monthly cashflow live

• Estimated rent: $6,250 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$328 /mo · $3,942/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,312
• Net cashflow: $2,062

Break-even live

Break-even rent $3,640

Max offer price $450,000

Occupancy floor 62%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$6,250
Total (2 units)			$6,250

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-04
   status Under Contract
2. 2026-04-25
   listed $450,000 Active
3. 2017-04-06
   soldstatus $290,000
4. 2017-04-05
   soldstatus $290,000 468-char remark

   Show marketing remark (474 chars)

   Lovely home with extensive renovations and upgrades in convenient location. Both units have new kitchens. Plumbing, heating and electrical have all been updated. Working fireplace and beautiful hardwood floors throughout. Perfect rental property for investment or for a someone that needs an in-law unit. Main house has 4 bedrooms, 2 full baths. Attached apartment has 2 bedrooms and one full bath. House is spacious and bright. Three car detached garage. See also G10192428

5. 2017-04-05
   soldstatus $290,000 474-char remark

   Show marketing remark (474 chars)

   Lovely home with extensive renovations and upgrades in convenient location. Both units have new kitchens. Plumbing, heating and electrical have all been updated. Working fireplace and beautiful hardwood floors throughout. Perfect rental property for investment or for a someone that needs an in-law unit. Main house has 4 bedrooms, 2 full baths. Attached apartment has 2 bedrooms and one full bath. House is spacious and bright. Three car detached garage. See also G10192428

6. 2017-02-16
   historical 468-char remark

   Show marketing remark (474 chars)

   Lovely home with extensive renovations and upgrades in convenient location. Both units have new kitchens. Plumbing, heating and electrical have all been updated. Working fireplace and beautiful hardwood floors throughout. Perfect rental property for investment or for a someone that needs an in-law unit. Main house has 4 bedrooms, 2 full baths. Attached apartment has 2 bedrooms and one full bath. House is spacious and bright. Three car detached garage. See also G10192428

7. 2017-02-16
   historical 474-char remark

   Show marketing remark (474 chars)

   Lovely home with extensive renovations and upgrades in convenient location. Both units have new kitchens. Plumbing, heating and electrical have all been updated. Working fireplace and beautiful hardwood floors throughout. Perfect rental property for investment or for a someone that needs an in-law unit. Main house has 4 bedrooms, 2 full baths. Attached apartment has 2 bedrooms and one full bath. House is spacious and bright. Three car detached garage. See also G10192428

8. 2017-01-26
   listed $299,900 468-char remark

   Show marketing remark (474 chars)

   Lovely home with extensive renovations and upgrades in convenient location. Both units have new kitchens. Plumbing, heating and electrical have all been updated. Working fireplace and beautiful hardwood floors throughout. Perfect rental property for investment or for a someone that needs an in-law unit. Main house has 4 bedrooms, 2 full baths. Attached apartment has 2 bedrooms and one full bath. House is spacious and bright. Three car detached garage. See also G10192428

9. 2017-01-26
   listed $299,900 474-char remark

   Show marketing remark (474 chars)

   Lovely home with extensive renovations and upgrades in convenient location. Both units have new kitchens. Plumbing, heating and electrical have all been updated. Working fireplace and beautiful hardwood floors throughout. Perfect rental property for investment or for a someone that needs an in-law unit. Main house has 4 bedrooms, 2 full baths. Attached apartment has 2 bedrooms and one full bath. House is spacious and bright. Three car detached garage. See also G10192428

10. 2011-11-02
    historical
11. 2011-10-27
    soldstatus $155,000
12. 2010-01-04
    listed $177,000
13. 2010-01-04
    listed $177,000
14. 2009-12-31
    historical
15. 2009-12-31
    historical
16. 2008-12-09
    listed $249,900
17. 2008-12-09
    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: $3,942 · $328/mo
• Projected year-2 tax: $6,786 · $566/mo
• Expected delta: +$2,844/yr (+$237/mo · 72.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $75,000
• − Mortgage interest: −$25,207
• − Property taxes: −$3,942
• − Insurance: −$2,250
• − Repairs & maintenance: −$6,000
• − Management: −$6,000
• − Depreciation: −$13,091
• Taxable income: $18,510
• Est. tax owed @ 24.0%: −$4,442
• After-tax cash flow: $20,297/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 — South Woodstock

• Score: 66/100
• State rank: #122
• US rank: #12003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+80.1% since first listed

17 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-04-25 Listed $450,000 Smart MLS
• 2017-04-06 Sold (Public Records) $290,000 Public Records
• 2017-04-05 Sold (MLS) $290,000 Smart MLS
• 2017-04-05 Sold (MLS) $290,000 Smart MLS
• 2017-02-16 Listing Removed — Smart MLS
• 2017-02-16 Listing Removed — Smart MLS
• 2017-01-26 Listed $299,900 Smart MLS
• 2017-01-26 Listed $299,900 Smart MLS
• 2011-11-02 Listing Removed — Smart MLS
• 2011-10-27 Sold (MLS) $155,000 Smart MLS
• 2010-01-04 Listed $177,000 Smart MLS
• 2010-01-04 Listed $177,000 Smart MLS
• 2009-12-31 Listing Removed — Smart MLS
• 2009-12-31 Listing Removed — Smart MLS
• 2008-12-09 Listed $249,900 Smart MLS
• 2008-12-09 Listed $249,900 Smart MLS

Property tax history

+4.0%/yr

Latest (2023): $3,942 · +7.5% YoY. Source: county tax records.