22 Glenbrook Rd #414 · Stamford, CT 06902

$199,000

1 bd · 1.0 ba · 535 sqft · Condo public records · 252 Days on market

Built 1928 $372/sqft · 35% below area Est $307k · 35% under $420/mo HOA · 18% of rent

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Why this score? — see what drove the C- 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 +14.9/30.0
• 1% rule +6.5/10.0
• DSCR +4.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sun Drenched Top Floor Corner Unit 1 Bedroom 1 Bath Condo in Prewar Building Just Steps Away From Downtown Stamford. Brand New Hardwood Floors Thru-Out. Heat and Hot Water Included in Common Charges. Shared Coin-Op Laundry on the Floor. Parking is $75.00/per month. Two cats allowed, No Dogs.

Key facts

• Prewar building
• $420 HOA
• Built 1928

Tags

• TOP FLOOR CORNER UNIT
• PREWAR BUILDING
• SHARED COIN-OP LAUNDRY
• HEAT AND HOT WATER INCLUDED

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$306,691) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $57 ($682/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.0% in Stamford — 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 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $80k; list at $199k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 7.3

CMA / ARV

• ARV (median comp): $306,691
• List price: $199,000
• Delta: -35.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-30,748
• Equity at exit: $29,672

10-year hold

• IRR: -9.4%
• Equity multiple: 0.45×
• Total profit: $-30,631
• Equity at exit: $17,206

Cash invested: $55,720 (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 06902

• Rents YoY: 1.9%
• Active inventory: 188
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$83
• HOA: −$420
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $57

Break-even live

Break-even rent $2,210

Max offer price $199,000

Occupancy floor 93%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Lindale St Unit B Stamford, CT	2.0	1.0	575	$2,200	$3.83	24d	1	0.08mi
791 E Main St Apt 3F Stamford, CT	1.0	1.0	600	$2,000	$3.33	24d	1	0.10mi
791 E Main St Unit 2D Stamford, CT	2.0	1.0	750	$2,750	$3.67	24d	1	0.10mi
100 Glenbrook Rd Unit T414 Stamford, CT	1.0	1.0	628	$2,269	$3.61	44d	1	0.19mi
100 Glenbrook Rd Unit T411 Stamford, CT	1.0	1.0	628	$2,475	$3.94	3d	1	0.19mi
201 Broad St Stamford, CT	2.0	1.0–2.0	850	$2,725	$3.20	3d	2	0.26mi
52 Forest St Unit 816 Stamford, CT	1.0	1.0	740	$2,335	$3.16	44d	1	0.29mi
140 Grove St Unit 3G Stamford, CT	1.0	1.0	610	$2,099	$3.44	19d	1	0.29mi
140 Grove St Unit 6 Stamford, CT	1.0	1.0	472	$1,700	$3.60	44d	1	0.29mi
127 Greyrock Pl Unit 1050369P Stamford, CT	1.0	1.0	592	$3,150	$5.32	44d	1	0.32mi
127 Greyrock Pl Unit 1050386P Stamford, CT	1.0	1.0	721	$5,305	$7.36	19d	1	0.32mi
99 Prospect St Unit 7K Stamford, CT	1.0	1.0	630	$1,995	$3.17	44d	1	0.34mi
99 Prospect St Unit 5M Stamford, CT	—	1.0	395	$1,650	$4.18	44d	1	0.34mi
99 Prospect St Unit 6L Stamford, CT	—	1.0	474	$1,800	$3.80	3d	1	0.34mi
111 Prospect St Stamford, CT	—	1.0	515	$1,705	$3.31	44d	1	0.34mi
150 Broad St Stamford, CT	2.0	1.0–2.0	814	$3,352	$4.12	3d	13	0.34mi
53 Prospect St #611 Stamford, CT	—	1.0	475	$1,850	$3.89	44d	1	0.36mi
1 Greyrock Pl Stamford, CT	2.0	1.0	641	$3,100	$4.84	3d	25	0.40mi
573 Bedford St Unit 1501464P Stamford, CT	1.0	1.0	516	$5,805	$11.25	14d	1	0.42mi
218 Bedford St Unit 4B Stamford, CT	1.0	1.0	504	$1,850	$3.67	44d	1	0.45mi
444 Bedford St Stamford, CT	2.0	1.0	705	$2,298	$3.26	44d	3	0.46mi
444 Bedford St Unit 6J Stamford, CT	1.0	1.0	610	$2,200	$3.61	12d	1	0.46mi
444 Bedford St Stamford, CT	1.0	1.0	690	$2,062	$2.99	21d	2	0.46mi
444 Bedford St Unit 9 Stamford, CT	—	1.0	475	$1,800	$3.79	24d	1	0.46mi
60 Strawberry Hill Ave Unit 12 Stamford, CT	1.0	1.0	475	$1,850	$3.89	44d	1	0.47mi
112 Hoyt St Stamford, CT	3.0	1.0	758	$2,288	$3.02	14d	10	0.47mi
48 Lockwood Ave Unit 3 Stamford, CT	1.0	1.0	600	$1,800	$3.00	14d	1	0.48mi
1 Atlantic St Unit 609 Stamford, CT	1.0	1.0	600	$2,284	$3.81	44d	1	0.51mi
96 Lockwood Ave Unit 1 Stamford, CT	2.0	1.0	700	$2,200	$3.14	3d	1	0.51mi
485 Summer St Unit 307 Stamford, CT	1.0	1.0	619	$2,200	$3.55	24d	1	0.52mi
711 Summer St Unit 567 Stamford, CT	1.0	1.0	600	$2,218	$3.70	44d	1	0.53mi
711 Summer St Unit 420 Stamford, CT	1.0	1.0	600	$2,206	$3.68	24d	1	0.53mi
711 Summer St Unit 318 Stamford, CT	1.0	1.0	600	$2,303	$3.84	3d	1	0.53mi
777 Summer St Stamford, CT	2.0	1.0–2.0	848	$3,730	$4.40	3d	65	0.54mi
191 Summer St Unit 3 Stamford, CT	1.0	1.0	700	$2,500	$3.57	44d	1	0.55mi
700 Summer St Stamford, CT	1.0	1.0	739	$2,300	$3.11	3d	3	0.56mi
91 Strawberry Hill Ave #735 Stamford, CT	1.0	1.0	725	$2,300	$3.17	21d	1	0.56mi
460 Summer St Unit 500 Stamford, CT	1.0	1.0	550	$2,425	$4.41	14d	1	0.57mi
460 Summer St Ste 310 Stamford, CT	1.0	1.0	550	$2,400	$4.36	3d	1	0.57mi
460 Summer St Unit 207 Stamford, CT	—	1.0	418	$2,125	$5.08	14d	1	0.57mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $199,000 Active 252 DOM
2. 2026-06-17
   days on market $199,000 Active 251 DOM
3. 2026-06-16
   days on market $199,000 Active 250 DOM
4. 2026-06-15
   days on market $199,000 Active 249 DOM
5. 2026-06-13
   days on market $199,000 Active 247 DOM
6. 2026-06-13
   days on market $199,000 Active 246 DOM
7. 2026-06-10
   days on market $199,000 Active 244 DOM
8. 2026-06-09
   days on market $199,000 Active 243 DOM
9. 2026-06-08
   days on market $199,000 Active 242 DOM
10. 2026-06-07
    days on market $199,000 Active 241 DOM
11. 2026-06-05
    days on market $199,000 Active 238 DOM
12. 2026-06-03
    days on market $199,000 Active 237 DOM
13. 2026-06-03
    days on market $199,000 Active 236 DOM
14. 2026-06-01
    days on market $199,000 Active 235 DOM
15. 2026-05-31
    days on market $199,000 Active 234 DOM
16. 2025-11-18
    status Active 292-char remark

    Show marketing remark (292 chars)

    Sun Drenched Top Floor Corner Unit 1 Bedroom 1 Bath Condo in Prewar Building Just Steps Away From Downtown Stamford. Brand New Hardwood Floors Thru-Out. Heat and Hot Water Included in Common Charges. Shared Coin-Op Laundry on the Floor. Parking is $75.00/per month. Two cats allowed, No Dogs.

17. 2025-11-07
    status Under Contract 292-char remark

    Show marketing remark (292 chars)

    Sun Drenched Top Floor Corner Unit 1 Bedroom 1 Bath Condo in Prewar Building Just Steps Away From Downtown Stamford. Brand New Hardwood Floors Thru-Out. Heat and Hot Water Included in Common Charges. Shared Coin-Op Laundry on the Floor. Parking is $75.00/per month. Two cats allowed, No Dogs.

18. 2025-09-28
    listed $199,000 Active 292-char remark

    Show marketing remark (292 chars)

    Sun Drenched Top Floor Corner Unit 1 Bedroom 1 Bath Condo in Prewar Building Just Steps Away From Downtown Stamford. Brand New Hardwood Floors Thru-Out. Heat and Hot Water Included in Common Charges. Shared Coin-Op Laundry on the Floor. Parking is $75.00/per month. Two cats allowed, No Dogs.

19. 2017-09-22
    historical
20. 2017-08-28
    listed $145,000
21. 2016-07-20
    historical
22. 2016-04-02
    listed $139,900
23. 2001-06-14
    soldstatus $80,000
24. 2001-06-12
    soldstatus $80,000
25. 2001-04-28
    listed $95,000

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $3,324 · $277/mo
• Expected delta: +$934/yr (+$78/mo · 39.1%)

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

Taxation est. · year 1

• Rental income: $27,380
• − Mortgage interest: −$11,147
• − Property taxes: −$2,390
• − Insurance: −$995
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − HOA: −$5,040
• − Depreciation: −$5,789
• Taxable loss: −$2,362
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $1,249/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: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT
• County: Fairfield County · 765,532 people
• City population: 123,058
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 73,392
• Household income: $94,843
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 4139.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 23% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 3%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 1%
• Foreign-born: 36% · Canada, Jamaica, China
• Languages at home: 51% English-only · Spanish 30% French/Haitian/Cajun 6% 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: ▼ -450.67%
• Current HPI: 173.4108
• Rent YoY: ▲ 1.95%
• Metro: Bridgeport-Stamford-Norwalk, 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

+109.5% since first listed

10 events — show timeline

• 2025-11-18 Relisted — Smart MLS
• 2025-11-07 Pending — Smart MLS
• 2025-09-28 Listed $199,000 Smart MLS
• 2017-09-22 Listing Removed — Smart MLS
• 2017-08-28 Listed $145,000 Smart MLS
• 2016-07-20 Listing Removed — Smart MLS
• 2016-04-02 Listed $139,900 Smart MLS
• 2001-06-14 Sold (Public Records) $80,000 Public Records
• 2001-06-12 Sold (MLS) $80,000 Smart MLS
• 2001-04-28 Listed $95,000 Smart MLS

Property tax history

+3.1%/yr

Latest (2022): $2,390 · +0.8% YoY. Source: county tax records.