162 Pomfret St · South Woodstock, CT 06259

$399,000

5 bd · 3.0 ba · 2,560 sqft · MultiFamily public records · 7 Days on market

Built 1900 0.37 ac lot Est $399k · at est.

---

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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.6/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Owner occupant opportunity on a well maintained and updated rare 3 family in Pomfret Center. Located in a convenient location off Rt 44 with access to Rt. 101 along with walking distance to the Airline Trail! Unit 1 is currently unoccupied and is a 2 bedroom 1 bathroom with updated paint & newer flooring. Unit is approximately 1,100 sq. ft. Unit 2 & 3 both have good tenants and are 1 bedroom 1 bath highly sought after units. Home has a newer metal roof (2015), vinyl siding, replacement windows, updated septic system, private well (no water & sewer expenses!), along with plenty of parking. The basement is neat & clean. Current owner had proactive pest treatment done along with spray foam insulation for energy efficiency. All units are on separate electrical meters and tenants pay their own expenses. A previous garage foundation is still existing on the property and the opportunity may be available to rebuild. Highest and best offers requested by seller by Monday 4/3/23 at noon.

Key facts

• Hot water heaters
• Pomfret center
• Vinyl siding

Tags

• POMFRET CENTER
• INCOME PRODUCING SETUP
• VINYL SIDING
• REPLACEMENT WINDOWS
• UPDATED SEPTIC SYSTEM
• HOT WATER HEATERS

Property features AI

Exterior

• Parking: Paved off-street parking; 8 total parking spaces
• Utilities: Shared well water; Septic sewage
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Stone foundation; Metal roof; Vinyl siding; Built as multi-family (living area recorded as 2560)
• Exterior features: Deck; Gutters; Lightly wooded, level lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Electric heat fuel; Thermopane windows
• Interior features: 13 total rooms; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 1×2.0bd/1.0ba + 2×1.0bd/1.0ba units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $415/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).

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.
• Pomfret School District (rural): math 60% / reading 66% proficiency, ranked #33 of 153 in CT (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Pomfret Community School (math 60% / reading 66%, grade B, #131 of 553 statewide, top 24%, 370 students, 26% FRL).
• Market conditions: 30 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 $12k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $287k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 52% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,000

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $399,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Pomfret St	0.00mi	4/3.0 (-1)	2,560 (0%)	0mo	$400,000	$156	95

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $14,657
• Equity at exit: $59,492

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $114,815
• Equity at exit: $34,498

Cash invested: $111,720 (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 06259

• Home prices YoY: -10.5%
• Active inventory: 30
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $4,860 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$269 /mo · $3,223/yr
• Insurance: −$166
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,021
• Net cashflow: $1,246

Break-even live

Break-even rent $3,283

Max offer price $399,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
1× unit	2.0	1	$1,610
▸ 2× units	1.0	1	$3,250
Total (3 units)			$4,860

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-29
   status Under Contract
2. 2026-04-13
   listed $399,000 Active
3. 2023-05-11
   soldstatus $287,000
4. 2023-05-05
   soldstatus $287,000 Closed 1007-char remark

   Show marketing remark (1007 chars)

   Owner occupant opportunity on a well maintained and updated rare 3 family in Pomfret Center. Located in a convenient location off Rt 44 with access to Rt. 101 along with walking distance to the Airline Trail! Unit 1 is currently unoccupied and is a 2 bedroom 1 bathroom with updated paint & newer flooring. Unit is approximately 1,100 sq. ft. Unit 2 & 3 both have good tenants and are 1 bedroom 1 bath highly sought after units. Home has a newer metal roof (2015), vinyl siding, replacement windows, updated septic system, private well (no water & sewer expenses!), along with plenty of parking. The basement is neat & clean. Current owner had proactive pest treatment done along with spray foam insulation for energy efficiency. All units are on separate electrical meters and tenants pay their own expenses. A previous garage foundation is still existing on the property and the opportunity may be available to rebuild. Highest and best offers requested by seller by Monday 4/3/23 at noon.

5. 2023-04-04
   status Under Contract 1007-char remark

   Show marketing remark (1007 chars)

   Owner occupant opportunity on a well maintained and updated rare 3 family in Pomfret Center. Located in a convenient location off Rt 44 with access to Rt. 101 along with walking distance to the Airline Trail! Unit 1 is currently unoccupied and is a 2 bedroom 1 bathroom with updated paint & newer flooring. Unit is approximately 1,100 sq. ft. Unit 2 & 3 both have good tenants and are 1 bedroom 1 bath highly sought after units. Home has a newer metal roof (2015), vinyl siding, replacement windows, updated septic system, private well (no water & sewer expenses!), along with plenty of parking. The basement is neat & clean. Current owner had proactive pest treatment done along with spray foam insulation for energy efficiency. All units are on separate electrical meters and tenants pay their own expenses. A previous garage foundation is still existing on the property and the opportunity may be available to rebuild. Highest and best offers requested by seller by Monday 4/3/23 at noon.

6. 2023-03-28
   listed $279,900 Active 1007-char remark

   Show marketing remark (1007 chars)

   Owner occupant opportunity on a well maintained and updated rare 3 family in Pomfret Center. Located in a convenient location off Rt 44 with access to Rt. 101 along with walking distance to the Airline Trail! Unit 1 is currently unoccupied and is a 2 bedroom 1 bathroom with updated paint & newer flooring. Unit is approximately 1,100 sq. ft. Unit 2 & 3 both have good tenants and are 1 bedroom 1 bath highly sought after units. Home has a newer metal roof (2015), vinyl siding, replacement windows, updated septic system, private well (no water & sewer expenses!), along with plenty of parking. The basement is neat & clean. Current owner had proactive pest treatment done along with spray foam insulation for energy efficiency. All units are on separate electrical meters and tenants pay their own expenses. A previous garage foundation is still existing on the property and the opportunity may be available to rebuild. Highest and best offers requested by seller by Monday 4/3/23 at noon.

7. 2022-03-15
   soldstatus $200,000 Closed 290-char remark

   Show marketing remark (290 chars)

   2015 METAL ROOF, UPDATED SEPTIC, REPLACEMENT WINDOWS, UPDATED ELECTRIC, VINYL SIDING on this POMFRET 3 FAMILY!! ALL units were remodeled when purchased and each tenant pays their own utilities and has plenty of parking! ONE 2 bedroom unit and TWO 1 bedroom units. CLOSE to MASS and RI LINE.

8. 2022-03-15
   soldstatus $200,000

   Show marketing remark (290 chars)

   2015 METAL ROOF, UPDATED SEPTIC, REPLACEMENT WINDOWS, UPDATED ELECTRIC, VINYL SIDING on this POMFRET 3 FAMILY!! ALL units were remodeled when purchased and each tenant pays their own utilities and has plenty of parking! ONE 2 bedroom unit and TWO 1 bedroom units. CLOSE to MASS and RI LINE.

9. 2022-01-27
   listed $224,900 Active 290-char remark

   Show marketing remark (290 chars)

   2015 METAL ROOF, UPDATED SEPTIC, REPLACEMENT WINDOWS, UPDATED ELECTRIC, VINYL SIDING on this POMFRET 3 FAMILY!! ALL units were remodeled when purchased and each tenant pays their own utilities and has plenty of parking! ONE 2 bedroom unit and TWO 1 bedroom units. CLOSE to MASS and RI LINE.

10. 2006-07-20
    historical
11. 2006-04-20
    listed $279,900
12. 2005-07-03
    historical
13. 2004-07-03
    listed $254,900

ⓘ 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: $3,223 · $269/mo
• Projected year-2 tax: $5,881 · $490/mo
• Expected delta: +$2,658/yr (+$221/mo · 82.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $58,320
• − Mortgage interest: −$22,350
• − Property taxes: −$3,223
• − Insurance: −$2,792
• − Repairs & maintenance: −$4,666
• − Management: −$4,666
• − Depreciation: −$11,607
• Taxable income: $9,016
• Est. tax owed @ 24.0%: −$2,164
• After-tax cash flow: $12,785/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: Pomfret School District
• NCES district ID: 0903360
• Math proficiency: 60% ▼ -6.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $77,600
• Composite: 56.18/100
• National rank: #1178
• State rank: #33 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): 4,455

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 11% Romanian 7% Slovak 2%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 92% English-only · Other Asian/Pacific 1% Tagalog/Filipino 1% Spanish 1%

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: ▼ -25.79%
• Current HPI: 219.7019
• 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

+56.5% since first listed

13 events — show timeline

• 2026-04-29 Pending — Smart MLS
• 2026-04-13 Listed $399,000 Smart MLS
• 2023-05-11 Sold (Public Records) $287,000 Public Records
• 2023-05-05 Sold (MLS) $287,000 Smart MLS
• 2023-04-04 Pending — Smart MLS
• 2023-03-28 Listed $279,900 Smart MLS
• 2022-03-15 Sold (Public Records) $200,000 Public Records
• 2022-03-15 Sold (MLS) $200,000 Smart MLS
• 2022-01-27 Listed $224,900 Smart MLS
• 2006-07-20 Listing Removed — Smart MLS
• 2006-04-20 Listed $279,900 Smart MLS
• 2005-07-03 Listing Removed — Smart MLS
• 2004-07-03 Listed $254,900 Smart MLS

Property tax history

-1.9%/yr

Latest (2023): $3,223 · +0.0% YoY. Source: county tax records.