7 River Dr · Oxoboxo River, CT 06335

$175,000

2 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 14 Days on market

Built 1955 0.28 ac lot Est $306k · 43% under

---

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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors take note - this property offers exceptional potential in an excellent location with beautiful winter water views of the Thames River. The home features a newly tiled full bathroom. It needs new kitchen cabinets and countertops, a new roof, and a contractor's power pole for electrical access during construction. Inside, the layout includes a living room, dining room, kitchen, two bedrooms, and a full bath, offering a practical footprint for redesign, expansion, or modernization. The property requires a full rehab, including: New heating system New septic system Town water hookup Additionally, the front shop building must be completely demolished - do not enter. With its desira

Key facts

• New septic system
• New kitchen cabinets
• New countertops

Tags

• NEWLY TILED FULL BATHROOM
• NEW KITCHEN CABINETS
• NEW COUNTERTOPS
• NEW ROOF
• NEW HEATING SYSTEM
• NEW SEPTIC SYSTEM

Property features AI

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Cesspool sewage
• Home design: Single-family home
• Construction: Built with wood frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Rolling lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heat; No hot water
• Interior features: Full basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.2% 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.
• Ledyard School District (rural): math 34% / reading 49% proficiency, ranked #92 of 153 in CT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 30 active listings in the ZIP; 1 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $175,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.34% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $306,159
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Oakridge Dr	0.09mi	3/1.5 (+1)	1,324 (+3%)	0mo	$316,000	$239	83
183 Whalehead Rd	0.67mi	3/2.0 (+1)	1,352 (+6%)	1mo	$290,000	$214	50

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $7,568
• Equity at exit: $26,093

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $53,093
• Equity at exit: $15,131

Cash invested: $49,000 (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 06335

• Home prices YoY: -22.0%
• Active inventory: 30
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$303 /mo · $3,638/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $563

Break-even live

Break-even rent $1,638

Max offer price $175,000

Occupancy floor 71%

Sensitivity live

Price	-10% $662	-5% $612	+0% $563	+5% $513	+10% $464
Rent	-10% $377	-5% $470	+0% $563	+5% $656	+10% $748
Rate	-1.0pp $651	-0.5pp $607	base $563	+0.5pp $517	+1.0pp $471

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Hurlbutt Rd Gales Ferry, CT	2.0	1.0	1098	$2,350	$2.14	14d	1	1.38mi

Listing history 12 events

1. 2026-06-15
   statusdays on market $175,000 Under Contract 14 DOM
2. 2026-06-14
   days on market $175,000 Active 13 DOM
3. 2026-06-13
   days on market $175,000 Active 12 DOM
4. 2026-06-10
   days on market $175,000 Active 10 DOM
5. 2026-06-09
   days on market $175,000 Active 9 DOM
6. 2026-06-08
   days on market $175,000 Active 8 DOM
7. 2026-06-07
   pricedays on market $175,000 Active 7 DOM
8. 2026-06-05
   days on market $185,000 Active 4 DOM
9. 2026-06-03
   days on market $185,000 Active 3 DOM
10. 2026-06-02
    days on market $185,000 Active 2 DOM
11. 2026-06-01
    remarks 699-char remark
12. 2026-06-01
    listed $185,000 Active 1 DOM

ⓘ 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: $3,638 · $303/mo
• Projected year-2 tax: $3,692 · $308/mo
• Expected delta: +$54/yr (+$4/mo · 1.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $28,200
• − Mortgage interest: −$9,803
• − Property taxes: −$3,638
• − Insurance: −$875
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$5,091
• Taxable income: $4,281
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $5,725/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: Ledyard School District
• NCES district ID: 0902160
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $84,854
• Composite: 39.02/100
• National rank: #4064
• State rank: #92 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): 6,100

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 8% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 7% Serbian 4%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 1%

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: ▼ -67.79%
• Current HPI: 240.7698
• 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

• 2026-05-31 Listed $185,000 Smart MLS

Property tax history

+1.1%/yr

Latest (2023): $3,638 · +2.2% YoY. Source: county tax records.