5 Blumenthal Dr · Oxoboxo River, CT 06382

$178,100

2 bd · 1.0 ba · 678 sqft · SingleFamily public records · 71 Days on market

Built 1915 0.35 ac lot $263/sqft · 18% below area Est $218k · 18% under

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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
• 1% rule +4.1/10.0
• 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

Great Opportunity to own this single-family home built in 1915 featuring 2 bedrooms and 1 bathrooms.

Key facts

• 0.35 acre lot
• Built 1915
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $162k (9.1% below list).
• Recommended offer: $162k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 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 71 days — a 6% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $178k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $161,841 (9.1% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (median comp): $218,411
• List price: $178,100
• Delta: -18.46%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 McCulley Pl	0.06mi	2/1.0	728 (+7%)	24mo	$56,300	$77	65

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: $-22,418
• Equity at exit: $26,555

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-11,250
• Equity at exit: $15,399

Cash invested: $49,868 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$934
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $101

Break-even live

Break-even rent $1,490

Max offer price $178,100

Occupancy floor 89%

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: $44,525
• Closing costs: $5,343
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $178,100 Active 71 DOM
2. 2026-06-18
   days on market $178,100 Active 70 DOM
3. 2026-06-17
   days on market $178,100 Active 69 DOM
4. 2026-06-16
   days on market $178,100 Active 68 DOM
5. 2026-06-15
   days on market $178,100 Active 67 DOM
6. 2026-06-14
   days on market $178,100 Active 65 DOM
7. 2026-06-13
   days on market $178,100 Active 64 DOM
8. 2026-06-10
   days on market $178,100 Active 62 DOM
9. 2026-06-09
   days on market $178,100 Active 61 DOM
10. 2026-06-08
    days on market $178,100 Active 60 DOM
11. 2026-06-07
    days on market $178,100 Active 59 DOM
12. 2026-06-05
    days on market $178,100 Active 56 DOM
13. 2026-06-03
    days on market $178,100 Active 55 DOM
14. 2026-06-02
    days on market $178,100 Active 54 DOM
15. 2026-06-01
    days on market $178,100 Active 53 DOM
16. 2026-05-31
    days on market $178,100 Active 52 DOM
17. 2026-05-30
    days on market $178,100 Active 51 DOM
18. 2026-04-07
    listed $178,100 Active 100-char remark

    Show marketing remark (100 chars)

    Great Opportunity to own this single-family home built in 1915 featuring 2 bedrooms and 1 bathrooms.

19. 1988-03-11
    soldstatus $92,000

ⓘ 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: $2,029 · $169/mo
• Projected year-2 tax: $2,920 · $243/mo
• Expected delta: +$891/yr (+$74/mo · 43.9%)

ⓘ 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 6/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,421
• − Mortgage interest: −$9,976
• − Property taxes: −$2,029
• − Insurance: −$890
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,181
• Taxable loss: −$1,763
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,639/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

• Census place: Oxoboxo River, CT
• 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

+93.6% since first listed

2 events — show timeline

• 2026-04-07 Listed $178,100 Smart MLS
• 1988-03-11 Sold (Public Records) $92,000 Public Records

Property tax history

-1.9%/yr

Latest (2023): $2,029 · +3.9% YoY. Source: county tax records.