3 Woodcock Ln · New Hartford Center, CT 06057

$280,000

2 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 6 Days on market

Built 2002 3,920 sqft lot Est $300k · 7% under $60/mo HOA · 2% of rent

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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 +16.4/30.0
• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Pine Meadow Farms Colonial ready to move in! 2 Bedrooms 1.1 Baths with lots of light and bright rooms. New Hartford location with Farmington River a short walk away - fishing, rafting and nearby cycling and hiking. Built in 2002 this home is 17 years old with thermopane windows, oil baseboard heat, Town Sewer, Town Water (no costly Septic System to worry about). Unique second floor Main living area with 1st floor great room and half bath / laundry room. 1 car garage and full basement. Next door to Collinsville Antiques, Brewery Legitimus & Dream Believe Dance. Make an appointment to see this great home today!

Key facts

• Scenic trails
• First floor laundry
• Full basement

Tags

• SECOND FLOOR MAIN LIVING AREA
• FIRST FLOOR GREAT ROOM
• FIRST FLOOR LAUNDRY
• FULL BASEMENT
• PROXIMITY TO FARMINGTON RIVER
• SCENIC TRAILS

Property features AI

Finance

• HOA & community: Homeowners association with $60 monthly fee; Association covers grounds maintenance, snow removal, and road maintenance

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water connected; Public sewer connected; Oil hot water with tankless system
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; Gable roof; Concrete foundation; Built with above-ground fuel tank
• Exterior features: Walkable to water; Located in a subdivision; Open lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard heat (oil-fired); Ceiling fans; Window unit air conditioning; Tankless hot water (oil)
• Interior features: Cable pre-wired; Open floor plan; Full unfinished basement with hatchway; Has attic with hatch access

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $270k (3.6% below list).
• Recommended offer: $270k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#142 in CT) — a working-class tenant base; expect higher turnover. Strengths: housing A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Regional School District 07 (town): math 38% / reading 63% proficiency, ranked #81 of 153 in CT (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $159k; list at $280k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $270,000 (3.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $299,520
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Fox Run Ln	0.02mi	2/1.0	1,404 (-2%)	11mo	$300,000	$214	84
19 Ridge View Ter	0.09mi	3/1.5 (+1)	1,406 (-2%)	9mo	$320,000	$228	80
6 Fox Run Ln	0.02mi	2/1.0	1,440 (0%)	21mo	$311,000	$216	79
9 Park Mdw	0.04mi	3/1.5 (+1)	1,440 (0%)	18mo	$300,000	$208	78
71 Wickett St	0.60mi	2/1.0	1,441 (+0%)	5mo	$135,000	$94	66
4 Park Mdw	0.03mi	3/2.5 (+1)	1,536 (+7%)	21mo	$306,000	$199	61
11 Black Bridge Rd	0.48mi	3/2.0 (+1)	1,639 (+14%)	17mo	$285,000	$174	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.08×
• Total profit: $162,712
• Equity at exit: $252,246

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $471,305
• Equity at exit: $543,978

Cash invested: $78,400 (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 06057

• Home prices YoY: 11.2%
• Active inventory: 27
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$329 /mo · $3,943/yr
• Insurance: −$117
• HOA: −$60
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $159

Break-even live

Break-even rent $2,498

Max offer price $280,000

Occupancy floor 89%

Sensitivity live

Price	-10% $318	-5% $239	+0% $159	+5% $80	+10% $1
Rent	-10% $-54	-5% $53	+0% $159	+5% $266	+10% $373
Rate	-1.0pp $300	-0.5pp $231	base $159	+0.5pp $87	+1.0pp $13

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
434 Main St New Hartford, CT	3.0	2.0	1384	$2,700	$1.95	44d	1	0.56mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: watersewer

Listing history 7 events

1. 2026-06-18
   status $280,000 Under Contract 6 DOM
2. 2026-06-18
   days on market $280,000 Active 6 DOM
3. 2026-06-17
   days on market $280,000 Active 5 DOM
4. 2026-06-16
   days on market $280,000 Active 4 DOM
5. 2026-06-15
   days on market $280,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $280,000 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: $3,943 · $329/mo
• Projected year-2 tax: $4,968 · $414/mo
• Expected delta: +$1,024/yr (+$85/mo · 26.0%)

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

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$15,684
• − Property taxes: −$3,943
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$720
• − Depreciation: −$8,145
• Taxable loss: −$2,677
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $2,555/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 07
• NCES district ID: 0903720
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 63% ▼ -12.00%
• Median HH income: $58,205
• Composite: 43.88/100
• National rank: #2918
• State rank: #81 of 153 in CT

Livability — New Hartford Center

• Score: 56/100
• State rank: #142
• US rank: #22673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Hartford Center, CT
• City population: 762
• Population (ZIP): 5,922

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

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%
• Common ancestry: Lithuanian 9% Slovak 5% Romanian 5%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 3% Korean 1%

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: ▲ 27.95%
• Current HPI: 276.7351
• 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

+63.8% since first listed

9 events — show timeline

• 2026-06-13 Listed $280,000 Smart MLS
• 2019-06-28 Sold (Public Records) $159,000 Public Records
• 2019-06-26 Sold (MLS) $159,000 Smart MLS
• 2019-06-06 Listing Removed — Smart MLS
• 2019-05-07 Contingent — Smart MLS
• 2019-05-02 Listed $159,000 Smart MLS
• 2007-02-21 Sold (MLS) $165,000 Smart MLS
• 2007-01-10 Sold (Public Records) $158,100 Public Records
• 2006-10-25 Listed $170,900 Smart MLS

Property tax history

+1.6%/yr

Latest (2023): $3,943 · +2.2% YoY. Source: county tax records.