56 Goldmine Rd · Woodbury Center, CT 06783

$1,375,000

3 bd · 2.5 ba · 2,620 sqft · SingleFamily public records · 18 Days on market

Built 2006 0.98 ac lot $525/sqft · 19% below area Est $1708k · 19% under

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +6.3/10.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cross gabled farmhouse was built in 2006 by its artisan craftsman owner, expanding upon the original foundation of a dwelling previously occupied by the caretaker of Arthur Miller's residence. The home was designed to leverage distant views east that stretch across thousands of acres of forested land to ridgelines in the towns of Woodbury and Bethlehem. The owner harvested and milled trees found locally to construct the flooring, stairs, cabinetry, interior doors and most of the finish moldings, creating exceptional detail and character rarely found at this price point. No less impressive is the handsome and considerable stonemasonry he crafted, surrounding the house and connecting its

Key facts

• 0.98 acre lot
• Garage
• Built 2006

Property features AI

Exterior

• Parking: Under-house garage; Driveway; Total parking for 8 vehicles; 1 garage space; Crushed stone driveway
• Utilities: Private well water; Septic sewage; Power and systems compatible with oil and solar-assisted hot water
• Home design: Single-family home; Natural shingle exterior color; Shingle siding; Asphalt shingle roof
• Construction: Frame construction; Concrete foundation
• Exterior features: Patio; French doors; Grill; Shed; Garden area; Stone wall; Lightly wooded and open lot

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Freezer; Dishwasher; Wine chiller
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Hot air heating; Heating fuel: Oil and wood; Hot water: Oil with solar assistance; Fuel tank located in basement
• Interior features: Open floor plan; Cable available; One fireplace; Full, partially finished walk-out basement with interior and garage access, heated
• Laundry & utility: Washer; Electric dryer; Laundry located on upper level next to guest bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.38M.

Deal economics

• At list price, monthly cash flow is $423 ($5k/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 $1.11M (19.5% below list).
• Recommended offer: $1.11M (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#80 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A, health & safety A; Watch: commute F, cost of living F.
• Regional School District 12 (rural): math 64% / reading 77% proficiency, ranked #20 of 153 in CT (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Booth Free School (math 64% / reading 74%, grade A-, #78 of 553 statewide, top 17%, 73 students, 18% FRL).
• Market conditions: 48 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $41k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($1.35M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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 $169k; list at $1.38M implies a 714% gain — meaningful room to come down on a strong offer.

Recommended offer $1,106,716 (19.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
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: 0.80% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (median comp): $1,707,750
• List price: $1,375,000
• Delta: -19.48%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Painter Hill Rd	0.73mi	3/2.5	2,793 (+7%)	7mo	$1,195,000	$428	49
253 Tophet Rd	0.75mi	4/3.5 (+1)	2,437 (-7%)	7mo	$1,500,000	$616	39

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-196,433
• Equity at exit: $205,017

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-138,640
• Equity at exit: $118,885

Cash invested: $385,000 (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 06783

• Home prices YoY: -24.7%
• Active inventory: 48
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $11,067 medium
• Mortgage (P&I): −$7,211
• Tax from tax record: −$537 /mo · $6,439/yr
• Insurance: −$573
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,324
• Net cashflow: $423

Break-even live

Break-even rent $10,532

Max offer price $1,375,000

Occupancy floor 91%

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: $343,750
• Closing costs: $41,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Bear Burrow Rd Roxbury, CT	4.0	2.5	3026	$7,500	$2.48	43d	1	0.36mi
7 Lower County Rd Roxbury, CT	3.0	2.0	2568	$9,000	$3.50	43d	1	1.10mi
28 Leavenworth Rd Woodbury, CT	3.0	2.5	3282	$30,000	$9.14	43d	1	1.45mi

Listing history 12 events

1. 2026-05-02
   listed $1,375,000 Active 1495-char remark
2. 2026-04-29
   historical $1,375,000 1495-char remark
3. 2003-11-06
   soldstatus $169,000
4. 2003-05-08
   historical
5. 2003-01-08
   listed $215,000
6. 1999-04-12
   soldstatus $75,000
7. 1999-04-08
   soldstatus $75,000
8. 1998-11-30
   listed $109,000
9. 1998-11-27
   historical
10. 1998-07-30
    listed $109,000
11. 1998-01-05
    historical
12. 1997-08-08
    listed $110,000

ⓘ 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: $6,439 · $537/mo
• Projected year-2 tax: $17,932 · $1,494/mo
• Expected delta: +$11,493/yr (+$958/mo · 178.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $132,806
• − Mortgage interest: −$77,021
• − Property taxes: −$6,439
• − Insurance: −$6,875
• − Repairs & maintenance: −$10,624
• − Management: −$10,624
• − Depreciation: −$40,000
• Taxable loss: −$18,778
• Est. tax savings @ 24.0%: +$4,507
• After-tax cash flow: $9,582/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 12
• NCES district ID: 0903530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $86,065
• Composite: 63.18/100
• National rank: #638
• State rank: #20 of 153 in CT

Livability — Woodbury Center

• Score: 72/100
• State rank: #80
• US rank: #5966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,184

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Common ancestry: Slovak 8% Romanian 7% Hispanic 5%
• Foreign-born: 14% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 6% Other Indo-European 4% Spanish 3%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.80%
• Current HPI: 170.3789
• 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

+1150.0% since first listed

13 events — show timeline

• 2026-05-19 Pending — Smart MLS
• 2026-05-02 Listed $1,375,000 Smart MLS
• 2026-04-29 Coming Soon $1,375,000 Smart MLS
• 2003-11-06 Sold (Public Records) $169,000 Public Records
• 2003-05-08 Listing Removed — Smart MLS
• 2003-01-08 Listed $215,000 Smart MLS
• 1999-04-12 Sold (MLS) $75,000 Smart MLS
• 1999-04-08 Sold (Public Records) $75,000 Public Records
• 1998-11-30 Listed $109,000 Smart MLS
• 1998-11-27 Listing Removed — Smart MLS
• 1998-07-30 Listed $109,000 Smart MLS
• 1998-01-05 Listing Removed — Smart MLS
• 1997-08-08 Listed $110,000 Smart MLS

Property tax history

+1.8%/yr

Latest (2023): $6,439 · +7.2% YoY. Source: county tax records.