1634 Farmington Ave #2 · Bristol, CT 06085

$169,000

1 bd · 1.0 ba · 572 sqft · Condo public records · 8 Days on market

Built 1964 $238/mo HOA · 15% 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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Farmington Village - a well-maintained condominium community offering comfortable, single-level living at an affordable price point. This charming one-bedroom, one-bath unit on the 2nd floor features 704 sq ft of thoughtfully laid-out living space. The open layout connects the living room, dining area, and kitchen, creating a warm and functional flow throughout. Enjoy the ease of low-maintenance living with an HOA fee of just $238/month covering water, sewer, grounds maintenance, snow removal, trash pickup, road maintenance, and insurance - leaving you more time for what matters most. Additional highlights include a dedicated carport space, pet-friendly community (1 dog or 2 cats

Key facts

• $238 HOA
• Garage
• Built 1964

Property features AI

Finance

• Other: Pets allowed with restrictions (typically 1 dog or 2 cats; confirm)
• HOA & community: Monthly association fee (includes trash, grounds maintenance, snow removal, water, sewer, property management, road maintenance, insurance); Has homeowners association

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric domestic hot water
• Home design: Condominium (part of Farmington Village); Single-story unit
• Construction: Frame construction
• Exterior features: Vinyl siding; Level lot

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: 1 bedroom (single-level unit)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat
• Interior features: Wall AC unit
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (3.8% below list).
• Recommended offer: $150k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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: schools C-, commute F.
• Farmington School District (suburban): math 65% / reading 77% proficiency, ranked #18 of 153 in CT (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 16 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $150,273 (11.1% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.96% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 8.7

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-33,976
• Equity at exit: $25,198

10-year hold

• IRR: -13.6%
• Equity multiple: 0.20×
• Total profit: $-37,624
• Equity at exit: $14,612

Cash invested: $47,320 (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 06085

• Home prices YoY: -28.7%
• Active inventory: 16
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$886
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$238
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-106

Break-even live

Break-even rent $1,760

Max offer price $150,273

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Lakeshore Dr Unit 8B-1 Farmington, CT	—	1.0	600	$1,295	$2.16	19d	1	1.00mi
2 Brickyard Rd Unit 3B Farmington, CT	1.0	1.0	725	$1,550	$2.14	43d	1	1.33mi
7 Brickyard Rd Unit D Farmington, CT	1.0	1.0	725	$1,900	$2.62	43d	1	1.33mi
5 Grandview Dr Unit 15C Farmington, CT	1.0	1.0	725	$1,650	$2.28	11d	1	1.38mi
25 Grandview Dr Farmington, CT	1.0	1.0	725	$1,850	$2.55	43d	1	1.38mi
1254 Farmington Ave Unit C Farmington, CT	1.0	1.0	725	$1,725	$2.38	11d	1	1.39mi

HOA detail condo

• Monthly dues: $238 · $2,856/yr
• Likely covers: watersewertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-07
   statusdays on market $169,000 Under Contract 8 DOM
2. 2026-06-05
   days on market $169,000 Active 7 DOM
3. 2026-06-03
   days on market $169,000 Active 6 DOM
4. 2026-06-02
   days on market $169,000 Active 5 DOM
5. 2026-06-01
   days on market $169,000 Active 4 DOM
6. 2026-05-31
   days on market $169,000 Active 3 DOM
7. 2026-05-29
   listed $169,000 Active
8. 2026-05-28
   historical $169,000

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $2,584 · $215/mo
• Expected delta: +$1,032/yr (+$86/mo · 66.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,511
• − Mortgage interest: −$9,467
• − Property taxes: −$1,552
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − HOA: −$2,856
• − Depreciation: −$4,916
• Taxable loss: −$4,045
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $-301/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: Farmington School District
• NCES district ID: 0901560
• Math proficiency: 65% ▼ -8.00%
• Reading proficiency: 77% ▼ -5.00%
• Median HH income: $87,791
• Composite: 63.76/100
• National rank: #598
• State rank: #18 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

• City population: 61,684
• Population (ZIP): 7,521

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 19% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 11% Lithuanian 5% Iranian 2%
• Foreign-born: 18% · Canada, South Korea, China
• Languages at home: 71% English-only · Other Indo-European 10% Spanish 5% Other Asian/Pacific 4%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.01%
• Current HPI: 189.1003
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $169,000 Smart MLS
• 2026-05-28 Coming Soon $169,000 Smart MLS

Property tax history

+2.3%/yr

Latest (2025): $1,552 · +4.6% YoY. Source: county tax records.