104 North St #401 · Stamford, CT 06902

$299,500

1 bd · 1.0 ba · 846 sqft · Condo public records · 25 Days on market

Built 1985 $354/sqft · 16% below area Est $355k · 16% under $374/mo HOA · 14% 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).

• ARV discount +14.5/15.0
• Cash flow +7.6/30.0
• 1% rule +3.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Location & Move-In Ready! This spacious one-bedroom residence features an open-concept layout with a modern, updated bathroom and a seamless flow from the kitchen into the combined living/dining area. Both the living room and the bedroom offer access to a private balcony, providing sweeping city views and a relaxing outdoor retreat. Additional highlights include an in-unit washer/dryer, elevator access, and assigned parking (46). Ideally situated just minutes from UConn Stamford, top restaurants, shops, and all the vibrant amenities that downtown Stamford has to offer.

Key facts

• Private balcony
• Sweeping city views
• In-unit washer dryer

Tags

• OPEN-CONCEPT LAYOUT
• MODERN UPDATED BATHROOM
• PRIVATE BALCONY
• SWEEPING CITY VIEWS
• IN-UNIT WASHER DRYER
• ELEVATOR ACCESS

Property features AI

Finance

• Financial info: Professionally managed off-site; Pets allowed (dogs permitted)
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee includes grounds maintenance, trash pickup, snow removal, water, property management, pest control, and insurance; Association amenities include elevator and guest parking

Exterior

• Parking: Covered garage parking (1 garage space)
• Utilities: Public water connected; Public sewer connected; Electric service
• Home design: Condominium; Located on 4th floor of a multi-unit building; Part of the Northstar complex
• Construction: Brick construction
• Exterior features: Brick and stucco exterior; Beach rights

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall unit cooling; Electric hot air heat; 40-gallon electric hot water tank
• Interior features: One-level unit; City views; Balcony; Lighting
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (13.8% below list).
• Recommended offer: $236k (21.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 33% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $229k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,519 (21.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 9.7

CMA / ARV

• ARV (median comp): $354,610
• List price: $299,500
• Delta: -8.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.4%
• Equity multiple: 0.12×
• Total profit: $-74,055
• Equity at exit: $44,656

10-year hold

• IRR: -27.8%
• Equity multiple: -0.24×
• Total profit: $-104,045
• Equity at exit: $25,895

Cash invested: $83,860 (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: 190
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,581 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$332 /mo · $3,978/yr
• Insurance: −$125
• HOA: −$374
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-362

Break-even live

Break-even rent $3,039

Max offer price $235,519

Occupancy floor —

Sensitivity live

Price	-10% $-193	-5% $-277	+0% $-362	+5% $-447	+10% $-532
Rent	-10% $-566	-5% $-464	+0% $-362	+5% $-260	+10% $-158
Rate	-1.0pp $-211	-0.5pp $-286	base $-362	+0.5pp $-440	+1.0pp $-519

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 North St #604 Stamford, CT	2.0	2.0	1116	$2,950	$2.64	45d	1	0.02mi
104 North St #604 Stamford, CT	2.0	2.0	1116	$3,000	$2.69	15d	1	0.02mi
1455 Washington Blvd Stamford, CT	1.0–2.0	1.0–2.0	1041	$2,858	$2.74	4d	8	0.08mi
750 Summer St Stamford, CT	1.0	1.0	888	$2,629	$2.96	45d	1	0.09mi
750 Summer St Stamford, CT	2.0	2.0	1090	$3,350	$3.07	4d	1	0.09mi
700 Summer St Stamford, CT	1.0	1.0	739	$2,300	$3.11	4d	3	0.11mi
700 Summer St Unit 6C Stamford, CT	1.0	1.0	900	$2,950	$3.28	45d	1	0.11mi
1450 Washington Blvd Stamford, CT	3.0	1.0–2.5	1188	$2,700	$2.27	25d	1	0.11mi
1340 Washington Blvd Stamford, CT	1.0–2.0	1.0–2.0	969	$2,669	$2.75	13d	11	0.12mi
777 Summer St Stamford, CT	2.0	1.0–2.0	848	$3,730	$4.40	4d	65	0.12mi
833 Summer St Stamford, CT	1.0–2.0	1.0	1057	$2,700	$2.55	4d	2	0.12mi
711 Summer St Unit 318 Stamford, CT	1.0	1.0	600	$2,303	$3.84	4d	1	0.13mi
711 Summer St Unit 567 Stamford, CT	1.0	1.0	600	$2,218	$3.70	45d	1	0.13mi
711 Summer St Unit 420 Stamford, CT	1.0	1.0	600	$2,206	$3.68	25d	1	0.13mi
163 Franklin St Stamford, CT	1.0	1.0	888	$2,625	$2.96	45d	1	0.13mi
639 Summer St #20 Stamford, CT	2.0	1.0	836	$2,500	$2.99	4d	1	0.14mi
15 Renwick St #2 Stamford, CT	2.0	1.5	1064	$2,750	$2.58	45d	1	0.16mi
460 Summer St Ste 310 Stamford, CT	1.0	1.0	550	$2,400	$4.36	4d	1	0.18mi
460 Summer St Unit 500 Stamford, CT	1.0	1.0	550	$2,425	$4.41	15d	1	0.18mi
485 Summer St Unit 307 Stamford, CT	1.0	1.0	619	$2,200	$3.55	25d	1	0.20mi
444 Bedford St Unit 6J Stamford, CT	1.0	1.0	610	$2,200	$3.61	13d	1	0.20mi
444 Bedford St Stamford, CT	1.0	1.0	690	$2,062	$2.99	22d	2	0.20mi
444 Bedford St Stamford, CT	2.0	1.0	705	$2,298	$3.26	45d	3	0.20mi
488 Bedford St Unit 308 Stamford, CT	2.0	2.0	1050	$2,757	$2.63	22d	1	0.21mi
488 Bedford St Unit 232 Stamford, CT	1.0	1.0	770	$2,217	$2.88	15d	1	0.21mi
488 Bedford St Unit 308 Stamford, CT	2.0	2.0	1050	$2,757	$2.63	45d	1	0.21mi
488 Bedford St Unit 108 Stamford, CT	2.0	2.0	1050	$2,567	$2.44	25d	1	0.21mi
488 Bedford St Unit 326 Stamford, CT	1.0	1.0	770	$2,106	$2.74	45d	1	0.21mi
20 North St Unit 11-2 Stamford, CT	1.0	1.0	596	$2,000	$3.36	15d	1	0.21mi
1462 Summer St Unit 1 Stamford, CT	1.0	1.0	550	$1,900	$3.45	25d	1	0.26mi
1 Atlantic St Unit 609 Stamford, CT	1.0	1.0	600	$2,284	$3.81	45d	1	0.29mi
184 Summer St Stamford, CT	3.0	1.0–2.5	1138	$2,876	$2.53	45d	18	0.30mi
184 Summer St Stamford, CT	2.0	1.0–2.5	901	$3,456	$3.83	4d	18	0.30mi
191 Summer St Unit 3 Stamford, CT	1.0	1.0	700	$2,500	$3.57	45d	1	0.31mi
77 Prospect St Stamford, CT	1.0–2.0	1.0–2.0	1080	$2,931	$2.71	4d	5	0.33mi
25 Forest St Unit 7G Stamford, CT	1.0	1.0	784	$2,725	$3.48	15d	1	0.33mi
99 Prospect St Unit 7K Stamford, CT	1.0	1.0	630	$1,995	$3.17	45d	1	0.35mi
66 Summer St Stamford, CT	1.0–2.0	1.0–2.0	889	$2,861	$3.22	4d	15	0.35mi
25 3rd St Stamford, CT	1.0	1.0	560	$1,890	$3.38	15d	1	0.36mi
112 Hoyt St Stamford, CT	3.0	1.0	758	$2,288	$3.02	15d	10	0.36mi

HOA detail condo

• Monthly dues: $374 · $4,488/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $299,500 Active 25 DOM
2. 2026-06-18
   days on market $299,500 Active 22 DOM
3. 2026-06-17
   days on market $299,500 Active 21 DOM
4. 2026-06-16
   days on market $299,500 Active 20 DOM
5. 2026-06-15
   days on market $299,500 Active 19 DOM
6. 2026-06-13
   days on market $299,500 Active 17 DOM
7. 2026-06-13
   days on market $299,500 Active 16 DOM
8. 2026-06-10
   pricedays on market $299,500 Active 14 DOM
9. 2026-06-09
   days on market $314,900 Active 13 DOM
10. 2026-06-08
    days on market $314,900 Active 12 DOM
11. 2026-06-07
    days on market $314,900 Active 11 DOM
12. 2026-06-05
    days on market $314,900 Active 8 DOM
13. 2026-06-03
    days on market $314,900 Active 7 DOM
14. 2026-06-03
    days on market $314,900 Active 6 DOM
15. 2026-06-01
    days on market $314,900 Active 5 DOM
16. 2026-05-31
    days on market $314,900 Active 4 DOM
17. 2026-04-17
    price $325,000 585-char remark
18. 2026-03-26
    historical $2,300
19. 2026-03-26
    listed $349,000 Active 585-char remark
20. 2025-11-15
    listed $2,300
21. 2017-07-05
    soldstatus $229,000
22. 2006-08-01
    soldstatus $285,000
23. 2006-08-01
    soldstatus $285,000
24. 2006-07-31
    soldstatus $285,000
25. 2006-05-19
    listed $285,000
26. 2006-05-18
    listed $285,000
27. 2004-07-16
    soldstatus $219,900
28. 2004-07-16
    soldstatus $219,900
29. 2004-06-01
    listed $219,900
30. 1992-08-17
    soldstatus $63,600
31. 1992-08-17
    soldstatus $63,600

ⓘ 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: $3,978 · $332/mo
• Projected year-2 tax: $5,194 · $433/mo
• Expected delta: +$1,216/yr (+$101/mo · 30.6%)

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,968
• − Mortgage interest: −$16,777
• − Property taxes: −$3,978
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − HOA: −$4,488
• − Depreciation: −$8,713
• Taxable loss: −$9,440
• Est. tax savings @ 24.0%: +$2,266
• After-tax cash flow: $-2,081/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

+370.9% since first listed

18 events — show timeline

• 2026-06-09 Price Changed $299,500 Smart MLS
• 2026-05-27 Listed $314,900 Smart MLS
• 2026-05-21 Listing Removed — Smart MLS
• 2026-04-17 Price Changed $325,000 Smart MLS
• 2026-03-26 Rental Removed $2,300 SMARTMLS
• 2026-03-26 Listed $349,000 Smart MLS
• 2025-11-15 Listed for Rent $2,300 SMARTMLS
• 2017-07-05 Sold (Public Records) $229,000 Public Records
• 2006-08-01 Sold (Public Records) $285,000 Public Records
• 2006-08-01 Sold (Public Records) $285,000 Public Records
• 2006-07-31 Sold (MLS) $285,000 Smart MLS
• 2006-05-19 Listed $285,000 GMLS
• 2006-05-18 Listed $285,000 Smart MLS
• 2004-07-16 Sold (Public Records) $219,900 Public Records
• 2004-07-16 Sold (MLS) $219,900 Smart MLS
• 2004-06-01 Listed $219,900 Smart MLS
• 1992-08-17 Sold (Public Records) $63,600 Public Records
• 1992-08-17 Sold (Public Records) $63,600 Public Records

Property tax history

+1.6%/yr

Latest (2022): $3,978 · +0.9% YoY. Source: county tax records.