186 Brickyard Rd · Woodstock, CT 06281

$579,000

3 bd · 2.5 ba · 1,970 sqft · SingleFamily public records · 22 Days on market

Built 1984 6.00 ac lot

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First time offered to the market! This one owner home has been lovingly maintained and cared for throughout the years. This oversized Ranch is sitting on 6 AC with a great combination of lawn for entertaining and woods for exploring & privacy. Entering the front door you will be greeted by newer tile flooring. The living room has a new hardwood floor, brand new counter-top, and a breakfast bar that is great for everyday along with entertaining. Just off the kitchen is the dining room with hardwood flooring that leads into the oversized living room-great for watching the big game. You will find a separate cozy den/living room with a wood burning fireplace. The master bedroom is spacious with double closets along with a recently renovated "hotel-like" bathroom. There are two additional good sized bedrooms and another renovated full bathroom all on the first floor! Downstairs, you will find two partially finished rooms and tons of storage. There is a two level deck with a newer above ground pool just off the kitchen & dining room. Home has tons of updates in the past 5 years including-roof, windows, heating system, flooring, paint, garage doors, & bathrooms. Sitting on 6 AC, a 2 car garage, shed, landscaping...this is a great home you cannot afford to miss.

Key facts

• Breakfast nook
• Updated cabinets
• Double deck

Tags

• PRIVATE BACK YARD
• DOUBLE DECK
• ABOVE GROUND POOL
• BREAKFAST NOOK
• UPDATED CABINETS
• STAINLESS APPLIANCES

Property features AI

Finance

• Other: Living area approximately 1970 (per public record)

Exterior

• Parking: Under-house garage; 2-car garage; Paved driveway; 6 total parking spaces
• Utilities: Private well water; Septic system; Electric hot water; Oil fuel for heat; Fuel tank located in basement; Radon mitigation (air)
• Home design: Single-family home; Private paved driveway
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete foundation
• Exterior features: Shed; Porch; Deck; Stone wall; Lightly wooded, sloping lot; Above-ground swimming pool

Interior

• Kitchen: Electric cooktop; Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms (main level laundry)
• Bathrooms: 2 full bathrooms
• Interior features: Auto garage door opener; Cable available; Ceiling fans; 1 fireplace; Full basement; Attic with pull-down stairs
• Laundry & utility: Laundry on main level; 80-gallon electric hot water tank; Oil-fired hot air heating (fuel tank in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $579k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/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 $500k (13.6% below list).
• Recommended offer: $500k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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); Woodstock Middle School (math 28% / reading 56%, grade D-, #103 of 175 statewide, top 59%, 346 students, 20% FRL).
• Market conditions: 57 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($570k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $250k; list at $579k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $500,000 (13.6% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 9.7

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-80,412
• Equity at exit: $86,331

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-52,993
• Equity at exit: $50,061

Cash invested: $162,120 (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: 9.7×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$3,036
• Tax from tax record: −$460 /mo · $5,526/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $212

Break-even live

Break-even rent $4,732

Max offer price $579,000

Occupancy floor 91%

Sensitivity live

Price	-10% $540	-5% $376	+0% $212	+5% $48	+10% $-116
Rent	-10% $-183	-5% $14	+0% $212	+5% $409	+10% $607
Rate	-1.0pp $503	-0.5pp $359	base $212	+0.5pp $62	+1.0pp $-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: $144,750
• Closing costs: $17,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Child Rd Woodstock, CT	3.0	2.0	1800	$5,000	$2.78	25d	1	0.74mi

Listing history 17 events

1. 2026-06-21
   days on market $579,000 Active 22 DOM
2. 2026-06-18
   days on market $579,000 Active 19 DOM
3. 2026-06-18
   price $579,000 Active 18 DOM
4. 2026-06-17
   days on market $589,000 Active 18 DOM
5. 2026-06-16
   days on market $589,000 Active 17 DOM
6. 2026-06-15
   days on market $589,000 Active 16 DOM
7. 2026-06-14
   days on market $589,000 Active 14 DOM
8. 2026-06-13
   days on market $589,000 Active 13 DOM
9. 2026-06-10
   days on market $589,000 Active 11 DOM
10. 2026-06-09
    days on market $589,000 Active 10 DOM
11. 2026-06-08
    days on market $589,000 Active 9 DOM
12. 2026-06-07
    days on market $589,000 Active 8 DOM
13. 2026-06-03
    days on market $589,000 Active 4 DOM
14. 2026-06-02
    days on market $589,000 Active 3 DOM
15. 2026-06-01
    days on market $589,000 Active 2 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $589,000 Active 1 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: $5,526 · $460/mo
• Projected year-2 tax: $8,958 · $747/mo
• Expected delta: +$3,432/yr (+$286/mo · 62.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$32,433
• − Property taxes: −$5,526
• − Insurance: −$2,895
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$16,844
• Taxable loss: −$7,298
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $4,294/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

+126.8% since first listed

5 events — show timeline

• 2026-05-30 Listed $589,000 Smart MLS
• 2017-04-21 Sold (Public Records) $250,000 Public Records
• 2017-04-21 Sold (MLS) $250,000 Smart MLS
• 2016-12-30 Listing Removed — Smart MLS
• 2016-07-12 Listed $259,700 Smart MLS

Property tax history

+3.0%/yr

Latest (2023): $5,526 · +7.5% YoY. Source: county tax records.