69 Meadowside Rd · Woodstock, CT 06281

$75,000

2 bd · 1.0 ba · 592 sqft · SingleFamily · 50 Days on market

Built 1999 Good condition 2,178 sqft lot $138/mo HOA · 9% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Your seasonal escape is waiting at Meadowside of Woodstock - a private, gated 100-site co-op campground in Connecticut's Quiet Corner. Lot 69 features TWO structures: a 1999 40-foot Retreat park model with central air, new refrigerator, new deck, and new grill, PLUS a 12x16 log cabin on a concrete slab with electric fireplace and AC. Sleeps 6 total. Fully furnished including brand new sofa. Open-concept kitchen with gas range, built-in microwave, and ceiling fan. Paver patio with fire pit and outdoor seating. Grey water direct to sewer with complimentary weekly pump outs. Located in the heart of the campground - steps from the inground pool, newly remodeled rec hall, bathrooms, showers, and

Key facts

• Outdoor seating
• Fire pit
• Electric fireplace

Tags

• 12X16 LOG CABIN
• ELECTRIC FIREPLACE
• PAVER PATIO
• FIRE PIT
• OUTDOOR SEATING
• FULLY STOCKED FISHING POND

Property features AI

Finance

• Other: Property managed by unit owners association; Located in Meadowside of Woodstock campground; Lot 69 is near the pool and recreation hall; Nearby amenities: lake, park, playground/tot lot, public pool, public recreational facilities
• Financial info: Assessed value listed
• HOA & community: Homeowners association with annual fee; Annual HOA fee $1,650; HOA covers grounds maintenance, trash pickup, water, sewer, and taxes; Community amenities include clubhouse, park, playground/tot lot, and pool

Exterior

• Parking: Two parking spaces; Other garage/parking type
• Utilities: Public water connected; Hot water: other; Heating type: other
• Home design: Single-family seasonal property
• Construction: Frame construction; Slab foundation; White exterior color
• Exterior features: Metal roof; Aluminum and log siding; Grill; Deck; Patio; Level lot; Deed restrictions; In-ground swimming pool

Interior

• Kitchen: Microwave; Gas range; Range hood; Refrigerator
• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central air
• Interior features: Five total rooms; Two fireplaces; No basement
• Laundry & utility: Main level laundry; On-site campground laundromat

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Woodstock School District (rural): math 32% / reading 55% proficiency, ranked #89 of 153 in CT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodstock Elementary School (math 42% / reading 52%, grade D-, #256 of 553 statewide, top 48%, 427 students, 21% FRL).
• Market conditions: 57 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.15% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.13%
• DSCR: 2.56
• GRM: 3.9

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: 30.8%
• Equity multiple: 2.29×
• Total profit: $27,109
• Equity at exit: $11,183

10-year hold

• IRR: 38.0%
• Equity multiple: 4.55×
• Total profit: $74,465
• Equity at exit: $6,485

Cash invested: $21,000 (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 06281

• Home prices YoY: -14.7%
• Active inventory: 57
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$138
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $615

Break-even live

Break-even rent $831

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $667	-5% $641	+0% $615	+5% $589	+10% $563
Rent	-10% $488	-5% $551	+0% $615	+5% $678	+10% $742
Rate	-1.0pp $653	-0.5pp $634	base $615	+0.5pp $595	+1.0pp $576

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $138 · $1,656/yr
• Likely covers: watersewergaselectricpoolsecurity

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 50 DOM
2. 2026-06-18
   days on market $75,000 Active 47 DOM
3. 2026-06-17
   days on market $75,000 Active 46 DOM
4. 2026-06-16
   days on market $75,000 Active 45 DOM
5. 2026-06-15
   days on market $75,000 Active 44 DOM
6. 2026-06-14
   days on market $75,000 Active 42 DOM
7. 2026-06-13
   days on market $75,000 Active 41 DOM
8. 2026-06-10
   days on market $75,000 Active 39 DOM
9. 2026-06-09
   days on market $75,000 Active 38 DOM
10. 2026-06-08
    days on market $75,000 Active 37 DOM
11. 2026-06-07
    days on market $75,000 Active 36 DOM
12. 2026-06-03
    days on market $75,000 Active 32 DOM
13. 2026-06-02
    days on market $75,000 Active 31 DOM
14. 2026-06-01
    days on market $75,000 Active 30 DOM
15. 2026-05-31
    days on market $75,000 Active 29 DOM
16. 2026-05-31
    pricedays on market $75,000 Active 28 DOM
17. 2026-05-02
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,307
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − HOA: −$1,656
• − Depreciation: −$2,182
• Taxable income: $6,679
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $5,774/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This RV is in good condition with recent updates, making it a great seasonal escape with both resale and rental potential.

Value-add opportunities

• Both New carpet and paint — Enhances both resale and rental appeal
• Both New kitchen appliances — Improves functionality and aesthetics
• Both New deck and grill — Enhances outdoor living space and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both New carpet and paint — Enhances both resale and rental appeal ↑
• Both New kitchen appliances — Improves functionality and aesthetics ↑
• Both New deck and grill — Enhances outdoor living space and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Woodstock School District
• NCES district ID: 0905370
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $77,483
• Composite: 39.93/100
• National rank: #3846
• State rank: #89 of 153 in CT

Livability — Woodstock

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

Census & demographics

• Population (ZIP): 7,417

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 14% Romanian 6% Russian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -35.31%
• Current HPI: 205.5225
• 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

1 event — show timeline

• 2026-05-02 Listed $85,000 Smart MLS