17 Mauweehoo Hl · Lakeside Woods, CT 06784

$529,000

2 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 32 Days on market

Built 1962 2.03 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.5/10.0

Listing remarks

Rare Sherman, CT opportunity on 2.1 private acres close to to the end of a quiet cul-de-sac. This charming 2-bed, 1-bath home features beautiful hardwood floors throughout, a screened front porch, detached garage, mature landscaping and lots of privacy-classic New England setting minutes from local amenities. Solid bones and high upside: the kitchen can be opened to create a modern open floor plan. The oversized bath can be reworked into a Jack-and-Jill; and a large, dry unfinished basement with high ceilings offers space for a family room, extra bedrooms, office, gym, or potential in-law suite. With vision and finishing touches, significant value can be added. This is a Probate Sale and ne

Key facts

• Private acres
• Screened front porch
• Mature landscaping

Tags

• PRIVATE ACRES
• SCREENED FRONT PORCH
• MATURE LANDSCAPING
• MODERN OPEN FLOOR PLAN
• LARGE DRY UNFINISHED BASEMENT
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $529k.

Deal economics

• At list price, monthly cash flow is $-981 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (45.2% below list).
• Recommended offer: $290k (45.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Sherman School District (rural): math 55% / reading 60% proficiency, ranked #87 of 192 in CT (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Sherman School (math 57% / reading 67%, grade B, #137 of 553 statewide, top 28%, 264 students, 2% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• In year one you build about $57k of equity ($4k loan paydown + $53k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($513k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.

Recommended offer $290,000 (45.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.55% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.94%
• DSCR: 0.65
• GRM: 15.2

CMA / ARV

• ARV (on-the-fly): $199,199
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Route 37 S	0.46mi	2/1.0	1,429 (+3%)	14mo	$205,000	$143	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.52×
• Total profit: $225,458
• Equity at exit: $476,565

10-year hold

• IRR: 17.3%
• Equity multiple: 5.81×
• Total profit: $712,670
• Equity at exit: $1,027,731

Cash invested: $148,120 (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 06784

• Home prices YoY: 5.1%
• Active inventory: 43
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$2,774
• Tax from tax record: −$277 /mo · $3,325/yr
• Insurance: −$220
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-981

Break-even live

Break-even rent $4,141

Max offer price $355,767

Occupancy floor —

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: $132,250
• Closing costs: $15,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
199 Route 37 S Sherman, CT	2.0	2.0	1200	$2,900	$2.42	2d	1	1.48mi

Listing history 15 events

1. 2026-04-03
   status Under Contract
2. 2026-03-21
   price $529,000
3. 2026-03-02
   listed $549,000 Active
4. 2024-03-19
   historical
5. 2024-03-18
   price $650,000
6. 2024-03-08
   price $615,000
7. 2024-02-09
   listed $650,000 Active
8. 2024-02-09
   historical
9. 2023-10-20
   price $625,000
10. 2023-09-08
    listed $650,000 Active
11. 2020-11-03
    historical
12. 2020-10-26
    price $450,000
13. 2020-10-26
    status Active
14. 2020-08-21
    historical
15. 2020-06-29
    listed $475,000 Active

ⓘ 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: $3,325 · $277/mo
• Projected year-2 tax: $7,323 · $610/mo
• Expected delta: +$3,998/yr (+$333/mo · 120.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $34,800
• − Mortgage interest: −$29,632
• − Property taxes: −$3,325
• − Insurance: −$2,645
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$15,389
• Taxable loss: −$21,759
• Est. tax savings @ 24.0%: +$5,222
• After-tax cash flow: $-6,545/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: Sherman School District
• NCES district ID: 0904080
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $105,552
• Composite: 56.01/100
• National rank: #2563
• State rank: #87 of 192 in CT

Livability — Lakeside Woods

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

Census & demographics

• Population (ZIP): 3,525

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 5% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 4%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.90%
• Current HPI: 284.0569
• 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

+11.4% since first listed

15 events — show timeline

• 2026-04-03 Pending — Smart MLS
• 2026-03-21 Price Changed $529,000 Smart MLS
• 2026-03-02 Listed $549,000 Smart MLS
• 2024-03-19 Listing Removed — Smart MLS
• 2024-03-18 Price Changed $650,000 Smart MLS
• 2024-03-08 Price Changed $615,000 Smart MLS
• 2024-02-09 Listed $650,000 Smart MLS
• 2024-02-09 Listing Removed — Smart MLS
• 2023-10-20 Price Changed $625,000 Smart MLS
• 2023-09-08 Listed $650,000 Smart MLS
• 2020-11-03 Listing Removed — Smart MLS
• 2020-10-26 Price Changed $450,000 Smart MLS
• 2020-10-26 Relisted — Smart MLS
• 2020-08-21 Listing Removed — Smart MLS
• 2020-06-29 Listed $475,000 Smart MLS

Property tax history

-1.5%/yr

Latest (2023): $3,325 · -2.0% YoY. Source: county tax records.