391 Park St · Bristol, CT 06010

$230,000

2 bd · 1.5 ba · 1,139 sqft · SingleFamily public records · 10 Days on market

Built 1900 4,791 sqft lot $202/sqft · 20% below area Est $286k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.2/10.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

391 Park St offers the perfect blend of classic New England charm, functionality, and affordability in the heart of Bristol. This inviting home features a spacious living room, formal dining room, eat-in kitchen, full bathroom, and a convenient back entry mudroom with laundry area on the main level. Upstairs, you'll find a generously sized landing ideal for a small office, sitting area, or flex space, along with two bedrooms and an additional full bathroom. The home also offers additional finished space in the basement, perfect for a recreation room, home office, gym, or extra storage. Enjoy the enclosed front porch, detached garage, private driveway, and a side carport that can be utilized

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Property listed as single family for sale

Exterior

• Parking: Detached garage; Carport; Driveway parking; Total of 8 parking spaces; 2 garages
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home; Frame construction; White exterior siding
• Construction: Asphalt shingle roof; Vinyl siding; Concrete and stone foundation; Built with frame construction
• Exterior features: Level lot; Private driveway

Interior

• Kitchen: Gas range; Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating fueled by natural gas; Window unit cooling
• Interior features: 6 total rooms; Full, partially finished basement; Attic with access via hatch; Window air conditioning units
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (22.0% below list).
• Recommended offer: $179k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: West Bristol School (math 19% / reading 32%, grade F, #418 of 553 statewide, top 76%, 819 students, 65% FRL); Bristol Central High School (math 25% / reading 55%, grade F, #106 of 194 statewide, top 54%, 1,246 students, 52% FRL) — zoned schools average 58% FRL vs 37% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,331 (22.0% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 10.7

CMA / ARV

• ARV (median comp): $286,120
• List price: $230,000
• Delta: -19.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Tulip St	0.39mi	2/1.5	1,084 (-5%)	4mo	$237,500	$219	70
176 Rockwell Ave	0.33mi	3/2.0 (+1)	1,200 (+5%)	5mo	$419,900	$350	65
19 Steele Rd	0.51mi	1/1.5 (-1)	1,109 (-3%)	4mo	$235,000	$212	63
46 Cherry St	0.46mi	3/1.0 (+1)	1,201 (+5%)	8mo	$325,000	$271	56
67 Judson Ave	0.73mi	3/2.0 (+1)	1,152 (+1%)	4mo	$356,000	$309	54
28 Talmadge St	0.50mi	3/1.5 (+1)	1,093 (-4%)	14mo	$310,000	$284	53
1 Ridgewood St	0.47mi	2/1.5	1,250 (+10%)	14mo	$262,000	$210	50
63 Sherman St	0.70mi	3/1.0 (+1)	1,139 (0%)	18mo	$270,000	$237	45
115 South ST EXT	0.71mi	3/2.5 (+1)	1,200 (+5%)	8mo	$320,000	$267	43
13 Benjamin St	0.65mi	3/1.0 (+1)	974 (-14%)	2mo	$285,000	$293	37
87 Magnolia Ave	0.68mi	2/1.0	988 (-13%)	16mo	$255,000	$258	31

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 · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.35×
• Total profit: $-41,596
• Equity at exit: $34,294

10-year hold

• IRR: -6.2%
• Equity multiple: 0.56×
• Total profit: $-28,312
• Equity at exit: $19,886

Cash invested: $64,400 (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: 222
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$253 /mo · $3,032/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-138

Break-even live

Break-even rent $1,968

Max offer price $205,634

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-73	+0% $-138	+5% $-203	+10% $-268
Rent	-10% $-280	-5% $-209	+0% $-138	+5% $-67	+10% $4
Rate	-1.0pp $-22	-0.5pp $-79	base $-138	+0.5pp $-198	+1.0pp $-258

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 MacArthur Ct Bristol, CT	3.0	1.0	950	$2,300	$2.42	3d	1	0.35mi
171 Newell Ave Bristol, CT	3.0	1.0	1040	$2,300	$2.21	3d	1	0.38mi
174 Newell Ave Bristol, CT	3.0	1.0	1100	$3,000	$2.73	12d	1	0.38mi
72 Colony St Apt 2 Bristol, CT	2.0	1.0	1000	$1,500	$1.50	25d	1	0.40mi
193 Newell Ave Unit 2nd Floor Bristol, CT	2.0	1.0	1000	$1,950	$1.95	12d	1	0.42mi
182 Greene St Unit 2 Bristol, CT	2.0	1.0	850	$1,500	$1.76	45d	1	0.47mi
66 Talmadge St Bristol, CT	1.0	1.0	1232	$1,350	$1.10	45d	1	0.53mi
66 Talmadge St Bristol, CT	1.0	1.0	1232	$1,350	$1.10	25d	1	0.53mi
50 Hillside Pl Unit 3 Bristol, CT	3.0	1.0	858	$1,600	$1.86	45d	1	0.60mi
25 Pratt St Unit 3 Bristol, CT	2.0	1.0	1068	$1,375	$1.29	25d	1	0.68mi
218 West St Unit B2 Bristol, CT	2.0	1.0	1000	$1,550	$1.55	25d	1	0.75mi
218 West St Unit B1 Bristol, CT	2.0	1.0	1000	$1,525	$1.52	25d	1	0.75mi
403 West St Unit 1st FL Bristol, CT	2.0	1.0	1044	$1,375	$1.32	46d	1	0.78mi
407 West St Unit 2nd Floor Bristol, CT	3.0	1.0	1100	$1,425	$1.30	45d	1	0.79mi
34 Center St Unit 2 Bristol, CT	2.0	1.0	900	$1,350	$1.50	45d	1	0.81mi
57 Kelley St Unit 3 Bristol, CT	2.0	1.0	952	$1,550	$1.63	12d	1	0.83mi
44 Kelley St Unit 1 Bristol, CT	2.0	1.0	762	$1,400	$1.84	25d	1	0.85mi
46 Woodard Dr Bristol, CT	2.0	1.5	912	$1,556	$1.71	3d	2	0.86mi
5 Franklin St Unit 2nd Fl Bristol, CT	1.0	1.0	700	$1,200	$1.71	18d	1	0.92mi
484 West St Unit 3rd Floor Bristol, CT	2.0	1.0	1256	$1,850	$1.47	45d	1	0.94mi
484 West St Unit 2nd Floor Bristol, CT	2.0	1.0	1256	$1,900	$1.51	45d	1	0.94mi
130 Church St Bristol, CT	3.0	1.5	1422	$1,900	$1.34	13d	1	0.96mi
130 N Main St Unit 130-310 Bristol, CT	2.0	1.0	1101	$2,300	$2.09	45d	1	0.96mi
130 N Main St Unit 130-411 Bristol, CT	2.0	2.0	1310	$2,600	$1.98	45d	1	0.96mi
130 N Main St Unit 107 Bristol, CT	2.0	2.0	1383	$2,600	$1.88	16d	1	0.96mi
130 N Main St Unit 130-409 Bristol, CT	1.0	1.0	866	$1,950	$2.25	45d	1	0.96mi
130 N Main St Unit 130-211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	45d	1	0.96mi
130 N Main St Unit 130-209 Bristol, CT	1.0	1.0	866	$1,900	$2.19	25d	1	0.96mi
130 N Main St Unit 130-206 Bristol, CT	3.0	2.0	1441	$2,700	$1.87	25d	1	0.96mi
7 Upson St Unit 5 Bristol, CT	1.0	1.0	700	$1,190	$1.70	25d	1	0.97mi
5 Upson St Unit 5 Bristol, CT	1.0	1.0	800	$1,300	$1.62	4d	1	0.97mi
100 N Main St Unit 105 Bristol, CT	2.0	2.0	1441	$2,600	$1.80	21d	1	0.99mi
100 N Main St Bristol, CT	1.0	1.0	840	$1,900	$2.26	3d	1	0.99mi
100 N Main St Unit 211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	45d	1	0.99mi
34 Terryville Ave Unit 1 Bristol, CT	2.0	1.0	1176	$1,350	$1.15	25d	1	0.99mi
411 N Main St Unit 8 Bristol, CT	2.0	1.0	1012	$1,595	$1.58	45d	1	1.01mi
411 N Main St #15 Bristol, CT	2.0	1.0	875	$1,595	$1.82	25d	1	1.01mi
425 N Main St Bristol, CT	2.0	1.0	900	$1,595	$1.77	45d	1	1.02mi
435 N Main St Unit 5 Bristol, CT	2.0	1.0	800	$1,400	$1.75	23d	1	1.02mi
431 N Main St Unit 8 Bristol, CT	2.0	1.0	850	$1,595	$1.88	45d	1	1.02mi

Listing history 7 events

1. 2026-06-05
   statusdays on market $230,000 Under Contract 10 DOM
2. 2026-06-03
   days on market $230,000 Active 9 DOM
3. 2026-06-02
   days on market $230,000 Active 8 DOM
4. 2026-06-01
   days on market $230,000 Active 7 DOM
5. 2026-05-31
   days on market $230,000 Active 6 DOM
6. 2026-05-16
   listed $230,000 Active 1173-char remark
7. 2026-05-15
   historical $230,000 1173-char remark

ⓘ 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: $3,032 · $253/mo
• Projected year-2 tax: $3,977 · $331/mo
• Expected delta: +$945/yr (+$79/mo · 31.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,520
• − Mortgage interest: −$12,884
• − Property taxes: −$3,032
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$6,691
• Taxable loss: −$5,680
• Est. tax savings @ 24.0%: +$1,363
• After-tax cash flow: $-292/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

+0.0% since first listed

5 events — show timeline

• 2026-06-04 Pending — Smart MLS
• 2026-05-29 Relisted — Smart MLS
• 2026-05-19 Pending — Smart MLS
• 2026-05-16 Listed $230,000 Smart MLS
• 2026-05-15 Coming Soon $230,000 Smart MLS

Property tax history

+2.2%/yr

Latest (2025): $3,032 · +5.9% YoY. Source: county tax records.