27 Allen Dr Unit A · Oxoboxo River, CT 06382

$165,000

2 bd · 1.5 ba · 1,152 sqft · Condo public records · 42 Days on market

Built 1967 $143/sqft · 8% below area Est $180k · 8% under $560/mo HOA · 25% 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 +19.1/30.0
• ARV discount +11.2/15.0
• 1% rule +8.7/10.0
• DSCR +6.0/10.0
• 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

Easy living in this inviting 2-bedroom end-unit townhouse, tucked into the desirable Woodland Hills I Complex. Recent upgrades include a new roof, new slider, new kitchen window, and new stove and microwave-all the essentials for a fresh, modern start. The sunken living room flows seamlessly from the galley-style kitchen and dining area, creating a cozy yet functional layout. Step out onto your private balcony to enjoy morning coffee or take in serene wooded views at sunset. Hardwood floors lie beneath the first-floor carpeting, ready to be uncovered. Downstairs, the private walkout basement offers great space for storage and includes laundry facilities for added convenience. Upstairs, you'll find two spacious bedrooms, each with generous closet space. And here's the best part: heat and hot water are included, and you'll enjoy two assigned parking spaces right outside your front door. Comfortable, convenient, and move-in ready-don't miss your chance to make this your home!

Key facts

• $560 HOA
• 2 parking spots
• Built 1967

Property features AI

Finance

• HOA & community: Monthly HOA fee (includes grounds maintenance, trash pickup, snow removal, heat, hot water, water, sewer, property management, and insurance); Professionally managed off-site association; Association allows pets with restrictions (one pet allowed)

Exterior

• Parking: Paved assigned parking; 2 parking spaces
• Utilities: Shared well water; Public sewer; Domestic hot water via oil; Fuel tank located in basement
• Home design: Condominium (unit A) in a 12-unit complex (Woodland I); End unit; Unit located on first floor of the building
• Construction: Frame and concrete construction; Beige exterior color
• Exterior features: Vinyl siding and brick exterior; Gutters; Lightly wooded, sloping lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (unit spans 2 levels)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot water heat (oil-fired); Programmable thermostat; Wall cooling unit
• Interior features: Cable available; Full unfinished basement with walk-out and storage
• Laundry & utility: Laundry hookups in basement (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1967 — 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: 1.37% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 6.1

CMA / ARV

• ARV (median comp): $179,580
• List price: $165,000
• Delta: -8.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-15,308
• Equity at exit: $24,602

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,280
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,258 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$69
• HOA: −$560
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $174

Break-even live

Break-even rent $2,037

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• 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	44d	1	0.15mi
1691 Norwich New London Tpke Unit E5 Uncasville, CT	2.0	1.5	1420	$2,300	$1.62	44d	1	0.69mi

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-17
   status $165,000 Under Contract 42 DOM
2. 2026-06-16
   days on market $165,000 Under Contract - Continue to Show 42 DOM
3. 2026-06-15
   days on market $165,000 Under Contract - Continue to Show 41 DOM
4. 2026-06-14
   days on market $165,000 Under Contract - Continue to Show 39 DOM
5. 2026-06-13
   days on market $165,000 Under Contract - Continue to Show 38 DOM
6. 2026-06-10
   days on market $165,000 Under Contract - Continue to Show 36 DOM
7. 2026-06-09
   days on market $165,000 Under Contract - Continue to Show 35 DOM
8. 2026-06-08
   days on market $165,000 Under Contract - Continue to Show 34 DOM
9. 2026-06-07
   days on market $165,000 Under Contract - Continue to Show 33 DOM
10. 2026-06-05
    days on market $165,000 Under Contract - Continue to Show 30 DOM
11. 2026-06-03
    days on market $165,000 Under Contract - Continue to Show 29 DOM
12. 2026-06-02
    days on market $165,000 Under Contract - Continue to Show 28 DOM
13. 2026-06-01
    days on market $165,000 Under Contract - Continue to Show 27 DOM
14. 2026-05-31
    days on market $165,000 Under Contract - Continue to Show 26 DOM
15. 2026-05-30
    days on market $165,000 Under Contract - Continue to Show 25 DOM
16. 2026-05-05
    listed $165,000 Active 1431-char remark
17. 2025-07-27
    historical $1,890
18. 2025-07-02
    price $1,890
19. 2025-07-01
    listed $1,500
20. 2025-05-09
    soldstatus $155,000 Closed 987-char remark

    Show marketing remark (987 chars)

    Easy living in this inviting 2-bedroom end-unit townhouse, tucked into the desirable Woodland Hills I Complex. Recent upgrades include a new roof, new slider, new kitchen window, and new stove and microwave-all the essentials for a fresh, modern start. The sunken living room flows seamlessly from the galley-style kitchen and dining area, creating a cozy yet functional layout. Step out onto your private balcony to enjoy morning coffee or take in serene wooded views at sunset. Hardwood floors lie beneath the first-floor carpeting, ready to be uncovered. Downstairs, the private walkout basement offers great space for storage and includes laundry facilities for added convenience. Upstairs, you'll find two spacious bedrooms, each with generous closet space. And here's the best part: heat and hot water are included, and you'll enjoy two assigned parking spaces right outside your front door. Comfortable, convenient, and move-in ready-don't miss your chance to make this your home!

21. 2025-04-24
    status Under Contract 987-char remark

    Show marketing remark (987 chars)

    Easy living in this inviting 2-bedroom end-unit townhouse, tucked into the desirable Woodland Hills I Complex. Recent upgrades include a new roof, new slider, new kitchen window, and new stove and microwave-all the essentials for a fresh, modern start. The sunken living room flows seamlessly from the galley-style kitchen and dining area, creating a cozy yet functional layout. Step out onto your private balcony to enjoy morning coffee or take in serene wooded views at sunset. Hardwood floors lie beneath the first-floor carpeting, ready to be uncovered. Downstairs, the private walkout basement offers great space for storage and includes laundry facilities for added convenience. Upstairs, you'll find two spacious bedrooms, each with generous closet space. And here's the best part: heat and hot water are included, and you'll enjoy two assigned parking spaces right outside your front door. Comfortable, convenient, and move-in ready-don't miss your chance to make this your home!

22. 2025-04-23
    listed $149,000 Active 987-char remark

    Show marketing remark (987 chars)

    Easy living in this inviting 2-bedroom end-unit townhouse, tucked into the desirable Woodland Hills I Complex. Recent upgrades include a new roof, new slider, new kitchen window, and new stove and microwave-all the essentials for a fresh, modern start. The sunken living room flows seamlessly from the galley-style kitchen and dining area, creating a cozy yet functional layout. Step out onto your private balcony to enjoy morning coffee or take in serene wooded views at sunset. Hardwood floors lie beneath the first-floor carpeting, ready to be uncovered. Downstairs, the private walkout basement offers great space for storage and includes laundry facilities for added convenience. Upstairs, you'll find two spacious bedrooms, each with generous closet space. And here's the best part: heat and hot water are included, and you'll enjoy two assigned parking spaces right outside your front door. Comfortable, convenient, and move-in ready-don't miss your chance to make this your home!

23. 2025-04-18
    historical $149,000 987-char remark

    Show marketing remark (987 chars)

    Easy living in this inviting 2-bedroom end-unit townhouse, tucked into the desirable Woodland Hills I Complex. Recent upgrades include a new roof, new slider, new kitchen window, and new stove and microwave-all the essentials for a fresh, modern start. The sunken living room flows seamlessly from the galley-style kitchen and dining area, creating a cozy yet functional layout. Step out onto your private balcony to enjoy morning coffee or take in serene wooded views at sunset. Hardwood floors lie beneath the first-floor carpeting, ready to be uncovered. Downstairs, the private walkout basement offers great space for storage and includes laundry facilities for added convenience. Upstairs, you'll find two spacious bedrooms, each with generous closet space. And here's the best part: heat and hot water are included, and you'll enjoy two assigned parking spaces right outside your front door. Comfortable, convenient, and move-in ready-don't miss your chance to make this your home!

24. 2001-09-04
    soldstatus $63,500
25. 1988-04-20
    soldstatus $88,000

ⓘ 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: $2,456 · $205/mo
• Expected delta: +$1,074/yr (+$90/mo · 77.7%)

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

Taxation est. · year 1

• Rental income: $27,092
• − Mortgage interest: −$9,243
• − Property taxes: −$1,382
• − Insurance: −$825
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$6,720
• − Depreciation: −$4,800
• Taxable loss: −$212
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $2,143/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

+87.5% since first listed

12 events — show timeline

• 2026-06-16 Pending — Smart MLS
• 2026-05-30 Contingent — Smart MLS
• 2026-05-05 Listed $165,000 Smart MLS
• 2025-07-27 Rental Removed $1,890 TENANTTURNER2
• 2025-07-02 Price Changed $1,890 TENANTTURNER2
• 2025-07-01 Listed for Rent $1,500 TENANTTURNER2
• 2025-05-09 Sold (MLS) $155,000 Smart MLS
• 2025-04-24 Pending — Smart MLS
• 2025-04-23 Listed $149,000 Smart MLS
• 2025-04-18 Coming Soon $149,000 Smart MLS
• 2001-09-04 Sold (Public Records) $63,500 Public Records
• 1988-04-20 Sold (Public Records) $88,000 Public Records

Property tax history

-0.4%/yr

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