36 South St Ext · Bristol, CT 06010

$439,900

6 bd · 3.0 ba · 3,298 sqft · MultiFamily · 6 Days on market

Built 1931 Fair condition 7,405 sqft lot Est $445k · at est.

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +8.0/15.0
• 1% rule +7.6/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Take a look at this large 3 family home, great for owner/occupy or investor. Home is Fire alarm wired as well as the building is Fire code approved. Each unit can either have a washing machine in the unit or a dishwasher. Dryer vents are in the basement. Home also includes an owners electric meter for outside, basement and hallways. Hardwood floors, very spacious rooms, front and back (enclosed) porches. Home has been well maintained.

Key facts

• 7,405 sq ft lot
• 6 parking spots
• Built 1931

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $440k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $450/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $440k).
• Cap rate 10.0% 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.
• 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.
• Market conditions: Rents rising fast (+5.4%/yr); 220 active listings in the ZIP; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $5,558/mo this rent would consume 84% of the median local household income ($79k/yr) (locally 2172% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $123k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y 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 $205k; list at $440k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $439,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $445,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 South St Ext	0.00mi	6/3.0	3,298 (0%)	1mo	$450,000	$136	99
33 Emory Ct	0.17mi	5/3.0 (-1)	3,293 (-0%)	8mo	$465,000	$141	80
53 West St	0.11mi	6/3.0	3,276 (-1%)	23mo	$353,000	$108	74
14 Pratt St	0.29mi	5/3.0 (-1)	3,152 (-4%)	3mo	$385,000	$122	72
97 Gridley St	0.14mi	6/3.0	2,894 (-12%)	11mo	$325,000	$112	64
76 Gridley St	0.11mi	5/3.0 (-1)	2,894 (-12%)	14mo	$424,000	$147	57
84 Gaylord St	0.48mi	6/3.0	3,612 (+10%)	8mo	$365,000	$101	55
116 Divinity St	0.37mi	7/3.0 (+1)	2,947 (-11%)	10mo	$397,898	$135	52
123 High St	0.75mi	7/3.5 (+1)	3,305 (+0%)	8mo	$460,000	$139	52
305 Park St	0.69mi	6/3.0	3,114 (-6%)	13mo	$390,000	$125	48
228 East Rd	0.54mi	6/3.0	2,874 (-13%)	11mo	$450,000	$157	44
87 Jacobs St	0.53mi	6/3.0	3,654 (+11%)	22mo	$440,000	$120	39

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $28,634
• Equity at exit: $65,591

10-year hold

• IRR: 17.3%
• Equity multiple: 2.59×
• Total profit: $195,554
• Equity at exit: $38,035

Cash invested: $123,172 (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: 19.8×

Monthly cashflow live

• Estimated rent: $5,558 high
• Mortgage (P&I): −$2,307
• Tax est. 1.5%: −$550 /mo · $6,598/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,167
• Net cashflow: $1,351

Break-even live

Break-even rent $3,848

Max offer price $439,900

Occupancy floor 71%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,559
Total (3 units)			$5,558

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-04-01
   status Under Contract
2. 2026-03-27
   listed $439,900 Active
3. 2026-03-25
   historical $439,900
4. 2019-12-31
   soldstatus $205,000 Closed 438-char remark

   Show marketing remark (438 chars)

   Take a look at this large 3 family home, great for owner/occupy or investor. Home is Fire alarm wired as well as the building is Fire code approved. Each unit can either have a washing machine in the unit or a dishwasher. Dryer vents are in the basement. Home also includes an owners electric meter for outside, basement and hallways. Hardwood floors, very spacious rooms, front and back (enclosed) porches. Home has been well maintained.

5. 2019-11-22
   status Under Contract 438-char remark

   Show marketing remark (438 chars)

   Take a look at this large 3 family home, great for owner/occupy or investor. Home is Fire alarm wired as well as the building is Fire code approved. Each unit can either have a washing machine in the unit or a dishwasher. Dryer vents are in the basement. Home also includes an owners electric meter for outside, basement and hallways. Hardwood floors, very spacious rooms, front and back (enclosed) porches. Home has been well maintained.

6. 2019-09-06
   price $219,900 438-char remark

   Show marketing remark (438 chars)

   Take a look at this large 3 family home, great for owner/occupy or investor. Home is Fire alarm wired as well as the building is Fire code approved. Each unit can either have a washing machine in the unit or a dishwasher. Dryer vents are in the basement. Home also includes an owners electric meter for outside, basement and hallways. Hardwood floors, very spacious rooms, front and back (enclosed) porches. Home has been well maintained.

7. 2019-08-29
   price $229,900 438-char remark

   Show marketing remark (438 chars)

   Take a look at this large 3 family home, great for owner/occupy or investor. Home is Fire alarm wired as well as the building is Fire code approved. Each unit can either have a washing machine in the unit or a dishwasher. Dryer vents are in the basement. Home also includes an owners electric meter for outside, basement and hallways. Hardwood floors, very spacious rooms, front and back (enclosed) porches. Home has been well maintained.

8. 2019-08-09
   status Active 438-char remark

   Show marketing remark (438 chars)

   Take a look at this large 3 family home, great for owner/occupy or investor. Home is Fire alarm wired as well as the building is Fire code approved. Each unit can either have a washing machine in the unit or a dishwasher. Dryer vents are in the basement. Home also includes an owners electric meter for outside, basement and hallways. Hardwood floors, very spacious rooms, front and back (enclosed) porches. Home has been well maintained.

9. 2019-07-03
   historical 438-char remark

   Show marketing remark (438 chars)

   Take a look at this large 3 family home, great for owner/occupy or investor. Home is Fire alarm wired as well as the building is Fire code approved. Each unit can either have a washing machine in the unit or a dishwasher. Dryer vents are in the basement. Home also includes an owners electric meter for outside, basement and hallways. Hardwood floors, very spacious rooms, front and back (enclosed) porches. Home has been well maintained.

10. 2019-06-14
    price $239,900 438-char remark

    Show marketing remark (438 chars)

    Take a look at this large 3 family home, great for owner/occupy or investor. Home is Fire alarm wired as well as the building is Fire code approved. Each unit can either have a washing machine in the unit or a dishwasher. Dryer vents are in the basement. Home also includes an owners electric meter for outside, basement and hallways. Hardwood floors, very spacious rooms, front and back (enclosed) porches. Home has been well maintained.

11. 2019-05-08
    listed $249,900 Active 438-char remark

    Show marketing remark (438 chars)

    Take a look at this large 3 family home, great for owner/occupy or investor. Home is Fire alarm wired as well as the building is Fire code approved. Each unit can either have a washing machine in the unit or a dishwasher. Dryer vents are in the basement. Home also includes an owners electric meter for outside, basement and hallways. Hardwood floors, very spacious rooms, front and back (enclosed) porches. Home has been well maintained.

12. 2016-09-30
    soldstatus $185,000 230-char remark

    Show marketing remark (230 chars)

    Come visit this large multifamily home. Why rent when you can own. Let the tenants pay the mortgage and build your equity. Large 2 bedrooms units, hardwood floors, formal dining rooms and large eat in kitchen. Make this your home!

13. 2016-07-11
    listed $188,788 230-char remark

    Show marketing remark (230 chars)

    Come visit this large multifamily home. Why rent when you can own. Let the tenants pay the mortgage and build your equity. Large 2 bedrooms units, hardwood floors, formal dining rooms and large eat in kitchen. Make this your home!

14. 2016-04-14
    historical
15. 2015-10-17
    listed $189,788
16. 2015-10-15
    historical
17. 2015-07-12
    listed $204,788
18. 2015-06-30
    historical
19. 2015-02-27
    listed $199,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,696
• − Mortgage interest: −$24,641
• − Property taxes: −$6,598
• − Insurance: −$2,200
• − Repairs & maintenance: −$5,336
• − Management: −$5,336
• − Depreciation: −$12,797
• Taxable income: $9,788
• Est. tax owed @ 24.0%: −$2,349
• After-tax cash flow: $13,860/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This 3-family unit requires significant repairs and maintenance, including a new roof, siding, HVAC system, and painting, to improve its condition and value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — Peeling siding indicates extensive damage and needs replacement.
• Major flooring — Old flooring suggests it may need replacement for better condition.
• Major HVAC system — Old HVAC system may need maintenance or replacement for better performance.
• Major paint — Old and faded paint indicates a need for repainting for a fresh look.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and value.
• Both siding replacement — New siding will enhance the home's curb appeal and increase its value.
• Both HVAC system upgrade — A new HVAC system will improve comfort and energy efficiency, boosting both resale and rental values.
• Both painting — Fresh paint will make the home look more appealing and increase its value.
• Both landscaping — Improved landscaping will enhance curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
siding · Peeling siding indicates extensive damage and needs replacement.	Major	$15,000–50,000
flooring · Old flooring suggests it may need replacement for better condition.	Major	$15,000–50,000
HVAC system · Old HVAC system may need maintenance or replacement for better performance.	Major	$15,000–50,000
paint · Old and faded paint indicates a need for repainting for a fresh look.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and value. ↑
• Both siding replacement — New siding will enhance the home's curb appeal and increase its value. ↑
• Both HVAC system upgrade — A new HVAC system will improve comfort and energy efficiency, boosting both resale and rental values. ↑
• Both painting — Fresh paint will make the home look more appealing and increase its value. ↑
• Both landscaping — Improved landscaping will enhance curb appeal and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+120.1% since first listed

19 events — show timeline

• 2026-04-01 Pending — Smart MLS
• 2026-03-27 Listed $439,900 Smart MLS
• 2026-03-25 Coming Soon $439,900 Smart MLS
• 2019-12-31 Sold (MLS) $205,000 Smart MLS
• 2019-11-22 Pending — Smart MLS
• 2019-09-06 Price Changed $219,900 Smart MLS
• 2019-08-29 Price Changed $229,900 Smart MLS
• 2019-08-09 Relisted — Smart MLS
• 2019-07-03 Listing Removed — Smart MLS
• 2019-06-14 Price Changed $239,900 Smart MLS
• 2019-05-08 Listed $249,900 Smart MLS
• 2016-09-30 Sold (MLS) $185,000 Smart MLS
• 2016-07-11 Listed $188,788 Smart MLS
• 2016-04-14 Listing Removed — Smart MLS
• 2015-10-17 Listed $189,788 Smart MLS
• 2015-10-15 Listing Removed — Smart MLS
• 2015-07-12 Listed $204,788 Smart MLS
• 2015-06-30 Listing Removed — Smart MLS
• 2015-02-27 Listed $199,900 Smart MLS