43 Hiltbrand Rd Unit 2-9 · Bristol, CT 06010

$160,000

2 bd · 1.5 ba · 990 sqft · Condo public records · 7 Days on market

Built 1968 $362/mo HOA · 20% of rent

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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).

• Cash flow +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 2 Bedroom, 1.5 bath condo. The property is ready for a new owner, the unit has hardwood floors, spacious rooms, washer and dryer in unit, storage in the basement, assigned parking and much more! Come view it and make it yours.

Key facts

• Hardwood flooring
• Easy access to i-84
• In-unit laundry

Tags

• HARDWOOD FLOORING
• IN-UNIT LAUNDRY
• ASSIGNED PARKING
• EASY ACCESS TO ROUTE 6
• EASY ACCESS TO ROUTE 72
• EASY ACCESS TO I-84

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.2% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $148k (7.2% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.3% in Bristol — 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 81/100 on livability (#21 in CT, #1,585 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: commute F.
• Bristol School District (suburban): math 28% / reading 44% proficiency, ranked #109 of 153 in CT (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain View School (math 32% / reading 47%, grade F, #298 of 553 statewide, top 56%, 331 students, 49% FRL); Bristol Eastern High School (math 23% / reading 51%, grade F, #112 of 194 statewide, top 60%, 1,113 students, 46% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 220 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $93k; list at $160k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,472 (7.2% 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.43×
• Total profit: $-25,437
• Equity at exit: $23,857

10-year hold

• IRR: -2.2%
• Equity multiple: 0.83×
• Total profit: $-7,534
• Equity at exit: $13,834

Cash invested: $44,800 (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 06010

• Rents YoY: 5.4%
• Active inventory: 220
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$839
• Tax from tax record: −$197 /mo · $2,363/yr
• Insurance: −$67
• HOA: −$362
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-65

Break-even live

Break-even rent $1,854

Max offer price $148,472

Occupancy floor 99%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Hiltbrand Rd Unit 2-9 Bristol, CT	2.0	1.5	990	$1,875	$1.89	3d	1	0.04mi
1175 Farmington Ave Bristol, CT	2.0	1.0–1.5	875	$2,039	$2.33	1d	12	0.22mi
49 Washington St Unit 8 Bristol, CT	1.0	1.0	600	$1,544	$2.57	15d	1	1.23mi
556 King St Bristol, CT	1.0–2.0	1.0	712	$1,400	$1.96	1d	1	1.26mi
9B Daniel Rd Unit 9B Bristol, CT	3.0	1.0	786	$2,150	$2.74	23d	1	1.31mi
389 King St Bristol, CT	1.0	1.0	700	$1,100	$1.57	43d	1	1.38mi
38 Twining St Bristol, CT	1.0	1.0	974	$1,400	$1.44	43d	1	1.45mi
141 6th St Unit 3 Bristol, CT	1.0	1.0	700	$1,500	$2.14	15d	1	1.48mi

HOA detail condo

• Monthly dues: $362 · $4,344/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-10
   status Under Contract
2. 2026-04-08
   historical Under Contract - Continue to Show
3. 2026-04-03
   listed $160,000 Active
4. 2021-07-21
   soldstatus $93,000
5. 2021-07-16
   soldstatus $93,000 Closed 241-char remark

   Show marketing remark (241 chars)

   Check out this 2 Bedroom, 1.5 bath condo. The property is ready for a new owner, the unit has hardwood floors, spacious rooms, washer and dryer in unit, storage in the basement, assigned parking and much more! Come view it and make it yours.

6. 2021-06-01
   historical Under Contract - Continue to Show 241-char remark

   Show marketing remark (241 chars)

   Check out this 2 Bedroom, 1.5 bath condo. The property is ready for a new owner, the unit has hardwood floors, spacious rooms, washer and dryer in unit, storage in the basement, assigned parking and much more! Come view it and make it yours.

7. 2021-05-23
   listed $95,000 Active 241-char remark

   Show marketing remark (241 chars)

   Check out this 2 Bedroom, 1.5 bath condo. The property is ready for a new owner, the unit has hardwood floors, spacious rooms, washer and dryer in unit, storage in the basement, assigned parking and much more! Come view it and make it yours.

8. 2012-01-01
   historical
9. 2011-05-01
   listed $109,000
10. 2006-12-01
    soldstatus $110,000
11. 2006-11-21
    soldstatus $110,000
12. 2006-09-07
    listed $114,900
13. 1987-08-17
    soldstatus $90,000
14. 1987-01-07
    soldstatus $75,900

ⓘ 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: $2,363 · $197/mo
• Projected year-2 tax: $2,894 · $241/mo
• Expected delta: +$530/yr (+$44/mo · 22.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 17 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: $21,256
• − Mortgage interest: −$8,962
• − Property taxes: −$2,363
• − Insurance: −$800
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − HOA: −$4,344
• − Depreciation: −$4,655
• Taxable loss: −$3,269
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $1/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: Bristol School District
• NCES district ID: 0900510
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $59,953
• Composite: 32.07/100
• National rank: #5814
• State rank: #109 of 153 in CT

Livability — Bristol

• Score: 81/100
• State rank: #21
• US rank: #1585

Category grades

Amenities A- Commute F Cost of living B Crime A+ Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bristol, CT
• County: Hartford County · 754,208 people
• City population: 61,684
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 61,684
• Household income: $79,314
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 2172.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 13% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 13%
• Common ancestry: Lithuanian 11% Romanian 10% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 11% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Naugatuck Valley

• 2024 margin: Lean R (+7.4) · D 45.6% · R 53.0% · Other 1.4%
• All cycles: 2024: R+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -293.55%
• Current HPI: 255.5419
• Rent YoY: ▲ 5.41%
• Metro: Hartford-East Hartford-Middletown, CT
• 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

+110.8% since first listed

14 events — show timeline

• 2026-04-10 Pending — Smart MLS
• 2026-04-08 Contingent — Smart MLS
• 2026-04-03 Listed $160,000 Smart MLS
• 2021-07-21 Sold (Public Records) $93,000 Public Records
• 2021-07-16 Sold (MLS) $93,000 Smart MLS
• 2021-06-01 Contingent — Smart MLS
• 2021-05-23 Listed $95,000 Smart MLS
• 2012-01-01 Listing Removed — Smart MLS
• 2011-05-01 Listed $109,000 Smart MLS
• 2006-12-01 Sold (MLS) $110,000 Smart MLS
• 2006-11-21 Sold (Public Records) $110,000 Public Records
• 2006-09-07 Listed $114,900 Smart MLS
• 1987-08-17 Sold (Public Records) $90,000 Public Records
• 1987-01-07 Sold (Public Records) $75,900 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,363 · +6.0% YoY. Source: county tax records.