1106 Route 198 · Woodstock, CT 06281

$359,900

3 bd · 2.5 ba · 1,354 sqft · SingleFamily public records · 1 Days on market

Built 1806 0.90 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape from big city hustle and bustle to this charming, well cared for historic colonial nestled on nearly an acre of verdant land. With wide plank flooring, exposed beams, and a cozy woodstove, this tastefully updated home will transport you to 1806. Move right in with confidence as all the major items have been done: roof, septic, well, electrical, AND a newly remodeled custom kitchen featuring a Bertazzoni electric oven/range, a Smeg refrigerator, hickory counters, and Schrock cabinets. *Motivated Seller*

Key facts

• Wide plank flooring
• Exposed beams
• Historic colonial

Tags

• HISTORIC COLONIAL
• WIDE PLANK FLOORING
• EXPOSED BEAMS
• REMODELED CUSTOM KITCHEN
• BERTAZZONI ELECTRIC OVEN
• SMEG REFRIGERATOR

Property features AI

Exterior

• Parking: Unpaved off-street parking for 5 vehicles
• Utilities: Private well water; Septic system; Electric hot water (30-gallon tank); Fuel tank located in basement
• Home design: Single family home; Frame construction
• Construction: Asphalt shingle roof; Wood shake and clapboard siding; Stone foundation
• Exterior features: Lightly wooded lot; Shed; Gutters; Covered deck

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot air heating; Wood/coal stove; Heat fuel: Electric, Oil, Wood
• Interior features: Total of 5 rooms; Partial, full, unfinished walk-out basement; Has attic; Window unit cooling
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $360k).

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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.
• Current owner paid $295k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1806 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,900

Questions for the listing agent

1. Built in 1806 — 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. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 6.0

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $45,265
• Equity at exit: $53,662

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $172,728
• Equity at exit: $31,118

Cash invested: $100,772 (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: 6.0×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$286 /mo · $3,431/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $1,627

Break-even live

Break-even rent $2,941

Max offer price $359,900

Occupancy floor 62%

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Child Rd Woodstock, CT	3.0	2.0	1800	$5,000	$2.78	23d	1	1.39mi

Listing history 2 events

1. 2026-06-18
   remarks 695-char remark
2. 2026-06-18
   listed $359,900 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: $3,431 · $286/mo
• Projected year-2 tax: $5,566 · $464/mo
• Expected delta: +$2,135/yr (+$178/mo · 62.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $60,000
• − Mortgage interest: −$20,160
• − Property taxes: −$3,431
• − Insurance: −$1,800
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$10,470
• Taxable income: $14,540
• Est. tax owed @ 24.0%: −$3,490
• After-tax cash flow: $16,032/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: 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

+350.4% since first listed

11 events — show timeline

• 2026-06-17 Listed $359,900 Smart MLS
• 2022-12-16 Sold (MLS) $295,000 Smart MLS
• 2022-12-12 Sold (Public Records) $295,000 Public Records
• 2022-11-05 Contingent — Smart MLS
• 2022-10-24 Price Changed $310,000 Smart MLS
• 2022-10-12 Listed $324,900 Smart MLS
• 2022-01-05 Sold (MLS) $260,000 Smart MLS
• 2021-12-13 Sold (Public Records) $260,000 Public Records
• 2021-08-19 Listed $269,000 Smart MLS
• 2013-08-18 Listing Removed — Smart MLS
• 2013-05-18 Listed $79,900 Smart MLS

Property tax history

+6.9%/yr

Latest (2023): $3,431 · +14.3% YoY. Source: county tax records.