44 Finch Rd · Wolcott, CT 06716

$225,000

2 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 58 Days on market

Built 1927 0.92 ac lot $177/sqft · 34% below area Est $340k · 34% under ↓ 10% since listing

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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 +15.0/15.0
• DSCR +5.1/10.0
• Schools +4.9/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet residential street in Wolcott, this property offers a rare value-add opportunity with a major bonus: an oversized detached garage setup with additional finished/usable rooms, creating exceptional space for storage, trades, hobbies, equipment, vehicles, or workshop needs. The home itself offers a functional layout with multiple living areas, a dedicated dining space, and an existing kitchen footprint ready for modernization. Original wood staircases and interior details add character and provide a strong foundation for renovation. 2 bedrooms in the main level and 2 more upstairs- buyers due diligence town card has it as a 2bed 1bath offering room to reconfigure, update, an

Key facts

• 0.92 acre lot
• 3 garage spots
• Built 1927

Tags

• DETACHED GARAGE SETUP
• FINISHED USABLE ROOMS
• MULTIPLE LIVING AREAS
• DEDICATED DINING SPACE
• EXISTING KITCHEN FOOTPRINT
• ORIGINAL WOOD STAIRCASES

Property features AI

Exterior

• Parking: Attached garage; 3-car garage
• Utilities: Private well water; Septic sewage; Power: standard electric
• Home design: Single-family home
• Construction: Frame construction; Brick and masonry foundation
• Exterior features: Level lot; Wood siding; Asphalt shingle roof

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot air heat (oil-fired); Attic fan for cooling
• Interior features: Partial, unfinished basement; Has attic with hatch access; 5 total rooms
• Laundry & utility: Hot water: electric domestic

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $127 ($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 $218k (3.2% below list).
• Recommended offer: $218k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Wolcott School District (suburban): math 45% / reading 62% proficiency, ranked #68 of 153 in CT (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Wolcott High School (math 32% / reading 72%, grade D+, #80 of 194 statewide, top 44%, 649 students, 26% FRL).
• Market conditions: 80 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• 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 $217,771 (3.2% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (median comp): $339,998
• List price: $225,000
• Delta: -33.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Finch Rd	0.14mi	3/1.0 (+1)	1,346 (+6%)	19mo	$355,000	$264	63
173 Windy Dr	0.43mi	3/1.5 (+1)	1,252 (-2%)	15mo	$290,000	$232	58
20 Blue Trail Dr	0.69mi	3/2.0 (+1)	1,252 (-2%)	8mo	$335,000	$268	50
81 Knollwood Dr	0.44mi	3/2.0 (+1)	1,322 (+4%)	23mo	$390,000	$295	44
53 Knollwood Dr	0.50mi	3/2.0 (+1)	1,092 (-14%)	4mo	$269,900	$247	41
374 Beth Ln	0.47mi	3/2.0 (+1)	1,080 (-15%)	5mo	$319,900	$296	40
89 Ferrone Ave	0.72mi	3/2.5 (+1)	1,232 (-3%)	20mo	$315,000	$256	34
154 Nichols Rd	0.63mi	3/2.0 (+1)	1,089 (-14%)	9mo	$357,000	$328	30

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-28,295
• Equity at exit: $33,548

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-13,969
• Equity at exit: $19,454

Cash invested: $63,000 (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 06716

• Active inventory: 80
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$319 /mo · $3,833/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $127

Break-even live

Break-even rent $2,017

Max offer price $225,000

Occupancy floor 89%

Sensitivity live

Price	-10% $255	-5% $191	+0% $127	+5% $64	+10% $0
Rent	-10% $-45	-5% $41	+0% $127	+5% $213	+10% $299
Rate	-1.0pp $241	-0.5pp $185	base $127	+0.5pp $69	+1.0pp $10

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Wakelee Rd #20 Waterbury, CT	3.0	1.5	1053	$2,000	$1.90	45d	1	0.86mi
87 Worcester Ave Waterbury, CT	3.0	1.0	1252	$2,300	$1.84	20d	1	0.98mi
22 Coral Dr Waterbury, CT	1.0–3.0	1.0–1.5	1005	$1,602	$1.59	3d	6	1.00mi
18 Manchester Ave Waterbury, CT	3.0	1.5	1074	$3,000	$2.79	22d	1	1.10mi
20 Wolf Hill Rd Unit 2G Wolcott, CT	2.0	2.5	1520	$2,950	$1.94	4d	1	1.11mi
22 Leaf Ave Unit 2nd Floor Waterbury, CT	2.0	1.0	1200	$1,650	$1.38	3d	1	1.26mi
1358 Meriden Rd Unit 1368-13 Wolcott, CT	2.0	1.0	901	$1,550	$1.72	45d	1	1.43mi

Listing history 17 events

1. 2026-06-21
   days on market $225,000 Active 58 DOM
2. 2026-06-18
   days on market $225,000 Active 55 DOM
3. 2026-06-17
   days on market $225,000 Active 54 DOM
4. 2026-06-16
   days on market $225,000 Active 53 DOM
5. 2026-06-15
   days on market $225,000 Active 52 DOM
6. 2026-06-13
   days on market $225,000 Active 50 DOM
7. 2026-06-13
   days on market $225,000 Active 49 DOM
8. 2026-06-10
   pricedays on market $225,000 Active 47 DOM
9. 2026-06-09
   days on market $250,000 Active 46 DOM
10. 2026-06-08
    days on market $250,000 Active 45 DOM
11. 2026-06-07
    days on market $250,000 Active 44 DOM
12. 2026-06-05
    days on market $250,000 Active 41 DOM
13. 2026-06-03
    days on market $250,000 Active 40 DOM
14. 2026-06-02
    days on market $250,000 Active 39 DOM
15. 2026-06-01
    days on market $250,000 Active 38 DOM
16. 2026-05-31
    days on market $250,000 Active 37 DOM
17. 2026-04-24
    listed $250,000 Active 1115-char remark

ⓘ 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: $3,833 · $319/mo
• Projected year-2 tax: $4,324 · $360/mo
• Expected delta: +$491/yr (+$41/mo · 12.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $26,133
• − Mortgage interest: −$12,603
• − Property taxes: −$3,833
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$6,545
• Taxable loss: −$2,156
• Est. tax savings @ 24.0%: +$517
• After-tax cash flow: $2,045/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: Wolcott School District
• NCES district ID: 0905280
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $80,678
• Composite: 48.56/100
• National rank: #2112
• State rank: #68 of 153 in CT

Livability — Wolcott

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

Census & demographics

• Population (ZIP): 16,058

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Romanian 5% Russian 5%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% Chinese 1%

Political lean MEDSL · Naugatuck Valley

• 2024 margin: Lean R (+7.4) · D 45.6% · R 53.0% · Other 1.4%
• All cycles: 2024: R+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.62%
• Current HPI: 173.1529
• 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

-10.0% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $225,000 Smart MLS
• 2026-04-24 Listed $250,000 Smart MLS

Property tax history

+2.0%/yr

Latest (2022): $3,833 · +4.7% YoY. Source: county tax records.