170 Smith Rd · Woodstock, CT 06281

$350,000

3 bd · 3.0 ba · 1,754 sqft · MultiFamily public records · 8 Days on market

Built 1973 4.30 ac lot

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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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +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: 1 unit. estimate disagrees with records

Listing remarks

Set on 4.3 private acres along a quiet country road, this well-located Woodstock property offers peaceful, nature-filled surroundings with exceptional privacy and 872 feet of road frontage. The home features 1,754 square feet of living space with 3 bedrooms and 2 full baths, designed for comfortable everyday living. A standout feature is the newer in-law apartment on the lower level, complete with its own kitchen, full bath, living room, bedroom, and private walk-out entrance-ideal for extended family, guests, or flexible living arrangements. The main level includes a functional layout with a kitchen, living, and dining area that opens to a wood deck, perfect for relaxing or entertaining wh

Key facts

• Private acres
• In-law apartment
• Wood deck

Tags

• PRIVATE ACRES
• ROAD FRONTAGE
• IN-LAW APARTMENT
• PRIVATE WALK-OUT ENTRANCE
• WOOD DECK

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).

Location & tenants

• Location reads: area grade C — 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.
• 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000

Questions for the listing agent

1. Built in 1973 — 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 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: 1.17% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-59
• Equity at exit: $52,186

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $72,963
• Equity at exit: $30,262

Cash invested: $98,000 (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: 14.2×

Monthly cashflow live

• Estimated rent: $4,104 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$372 /mo · $4,460/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $889

Break-even live

Break-even rent $2,978

Max offer price $350,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,087	-5% $988	+0% $889	+5% $790	+10% $691
Rent	-10% $565	-5% $727	+0% $889	+5% $1,051	+10% $1,213
Rate	-1.0pp $1,065	-0.5pp $978	base $889	+0.5pp $799	+1.0pp $706

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,104
Total (2 units)			$4,104

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-02
   status Under Contract
2. 2026-03-25
   listed $350,000 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: $4,460 · $372/mo
• Projected year-2 tax: $5,975 · $498/mo
• Expected delta: +$1,515/yr (+$126/mo · 34.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $49,248
• − Mortgage interest: −$19,605
• − Property taxes: −$4,460
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,940
• − Management: −$3,940
• − Depreciation: −$10,182
• Taxable income: $5,371
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $9,382/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 — Woodstock

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

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

2 events — show timeline

• 2026-04-02 Pending — Smart MLS
• 2026-03-25 Listed $350,000 Smart MLS

Property tax history

+3.4%/yr

Latest (2023): $4,460 · +7.5% YoY. Source: county tax records.