107 Woodland Dr Unit B · Oxoboxo River, CT 06382

$150,000

2 bd · 1.5 ba · 1,152 sqft · Condo public records · 56 Days on market

Built 1968 $500/mo HOA · 22% 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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

the property close to all shopping and school. property sold as is. ghar contract prefered

Key facts

• Basement access
• Efficient kitchen
• Functional layout

Tags

• TWO STORY LIVING
• FUNCTIONAL LAYOUT
• DEDICATED DINING SPACE
• EFFICIENT KITCHEN
• BASEMENT ACCESS
• ASSIGNED STORAGE SPACE

Property features AI

Finance

• Other: Part of a 64-unit complex
• Financial info: Property is professionally managed on-site; Pets allowed with restrictions per condo
• HOA & community: Homeowners association with monthly fee; HOA fee covers grounds maintenance, trash pickup, heat, hot water, water, and property management; HOA fee: $500 monthly

Exterior

• Parking: Parking lot; 2 parking spaces
• Utilities: Shared well water; Public sewer connection
• Home design: Condominium; Condo/Co-Op for sale
• Construction: Frame construction
• Exterior features: Vinyl siding; Located in the Woodland III complex

Interior

• Kitchen: Electric cooktop
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard heating; Hot water heating (oil-fired); Fuel tank located in basement
• Interior features: Full basement; Attic with access via hatch; 2 levels in unit; Total of 5 rooms
• Laundry & utility: Domestic hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.9% in Oxoboxo River — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#131 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools F, amenities F, commute F.
• Montville School District (suburban): math 36% / reading 53% proficiency, ranked #91 of 153 in CT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $112k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.51% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 5.5

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,414
• Equity at exit: $22,365

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $24,753
• Equity at exit: $12,969

Cash invested: $42,000 (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 06382

• Home prices YoY: -14.1%
• Active inventory: 39
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,263 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$62
• HOA: −$500
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $323

Break-even live

Break-even rent $1,854

Max offer price $150,000

Occupancy floor 81%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Woodland Dr Unit A Uncasville, CT	2.0	1.5	1150	$2,250	$1.96	43d	1	0.33mi
1691 Norwich New London Tpke Unit E5 Uncasville, CT	2.0	1.5	1420	$2,300	$1.62	43d	1	0.77mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-09
   status $150,000 Under Contract 56 DOM
2. 2026-06-08
   days on market $150,000 Under Contract - Continue to Show 56 DOM
3. 2026-06-07
   days on market $150,000 Under Contract - Continue to Show 55 DOM
4. 2026-06-05
   days on market $150,000 Under Contract - Continue to Show 52 DOM
5. 2026-06-03
   days on market $150,000 Under Contract - Continue to Show 51 DOM
6. 2026-06-02
   days on market $150,000 Under Contract - Continue to Show 50 DOM
7. 2026-06-01
   days on market $150,000 Under Contract - Continue to Show 49 DOM
8. 2026-05-31
   days on market $150,000 Under Contract - Continue to Show 48 DOM
9. 2026-05-30
   days on market $150,000 Under Contract - Continue to Show 47 DOM
10. 2026-04-27
    historical Under Contract - Continue to Show
11. 2026-04-13
    listed $150,000 Active
12. 2026-04-10
    historical
13. 2026-03-31
    historical Under Contract - Continue to Show
14. 2026-03-12
    price $160,000
15. 2026-02-25
    listed $170,000 Active
16. 2026-02-19
    historical
17. 2023-11-21
    soldstatus $112,000 Closed 90-char remark

    Show marketing remark (90 chars)

    the property close to all shopping and school. property sold as is. ghar contract prefered

18. 2023-10-23
    status Under Contract 90-char remark

    Show marketing remark (90 chars)

    the property close to all shopping and school. property sold as is. ghar contract prefered

19. 2023-09-08
    listed $119,900 Active 90-char remark

    Show marketing remark (90 chars)

    the property close to all shopping and school. property sold as is. ghar contract prefered

20. 2017-06-05
    soldstatus $61,000
21. 2017-06-05
    soldstatus $61,000
22. 2017-05-14
    historical
23. 2017-04-21
    listed $59,900

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $2,296 · $191/mo
• Expected delta: +$914/yr (+$76/mo · 66.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $27,154
• − Mortgage interest: −$8,402
• − Property taxes: −$1,382
• − Insurance: −$750
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$6,000
• − Depreciation: −$4,364
• Taxable income: $1,911
• Est. tax owed @ 24.0%: −$459
• After-tax cash flow: $3,422/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: Montville School District
• NCES district ID: 0902580
• Math proficiency: 36% ▼ -18.00%
• Reading proficiency: 53% ▼ -10.00%
• Median HH income: $67,689
• Composite: 39.85/100
• National rank: #3868
• State rank: #91 of 153 in CT

Livability — Oxoboxo River

• Score: 63/100
• State rank: #131
• US rank: #15359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,445
• Population (ZIP): 10,076

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 12% Two or more races 8% Asian 8% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Cuban 1%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 2%
• Foreign-born: 9% · China, Canada, South Korea
• Languages at home: 85% English-only · Spanish 7% Chinese 4% Other Indo-European 2%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.48%
• Current HPI: 246.398
• 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

+150.4% since first listed

14 events — show timeline

• 2026-04-27 Contingent — Smart MLS
• 2026-04-13 Listed $150,000 Smart MLS
• 2026-04-10 Listing Removed — Smart MLS
• 2026-03-31 Contingent — Smart MLS
• 2026-03-12 Price Changed $160,000 Smart MLS
• 2026-02-25 Listed $170,000 Smart MLS
• 2026-02-19 Coming Soon — Smart MLS
• 2023-11-21 Sold (MLS) $112,000 Smart MLS
• 2023-10-23 Pending — Smart MLS
• 2023-09-08 Listed $119,900 Smart MLS
• 2017-06-05 Sold (Public Records) $61,000 Public Records
• 2017-06-05 Sold (MLS) $61,000 Smart MLS
• 2017-05-14 Listing Removed — Smart MLS
• 2017-04-21 Listed $59,900 Smart MLS

Property tax history

-0.4%/yr

Latest (2023): $1,382 · +4.0% YoY. Source: county tax records.