183 Seaton Rd · Stamford, CT 06902

$286,000

2 bd · 1.0 ba · 775 sqft · Other · 26 Days on market

Built 1951 Fair condition

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

1st floor condo sale new kitchen cabinets and windows laundry area assigned parking space up date bathroom asking price 276.000.00

Key facts

• New kitchen cabinets
• Built 1951
• Listed 26 days

Tags

• NEW KITCHEN CABINETS
• ASSIGNED PARKING SPACE

Property features AI

Exterior

• Home design: Built in 1951
• Construction: Living area approximately 775
• Exterior features: Located in the East Side of Stamford neighborhood

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $286k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $81 ($969/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (8.9% below list).
• Recommended offer: $260k (8.9% below list) — sets the bar for 1% rule.
• 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.
• Zoned schools: Julia A. Stark School (math 32% / reading 40%, grade F, #333 of 553 statewide, top 60%, 593 students, 57% FRL); Dolan School (math 22% / reading 41%, grade F, #134 of 175 statewide, top 77%, 611 students, 59% FRL); Stamford High School (math 31% / reading 56%, grade F, #98 of 194 statewide, top 51%, 2,048 students, 53% FRL).
• 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 26d 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 26 days — a 2% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,404 (8.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1951 — 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. 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?
5. 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?
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 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-43,887
• Equity at exit: $42,644

10-year hold

• IRR: -8.9%
• Equity multiple: 0.47×
• Total profit: $-42,376
• Equity at exit: $24,728

Cash invested: $80,080 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,604 high
• Mortgage (P&I): −$1,500
• Tax est. 1.5%: −$358 /mo · $4,290/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $81

Break-even live

Break-even rent $2,502

Max offer price $286,000

Occupancy floor 92%

Sensitivity live

Price	-10% $278	-5% $180	+0% $81	+5% $-18	+10% $-117
Rent	-10% $-125	-5% $-22	+0% $81	+5% $184	+10% $286
Rate	-1.0pp $225	-0.5pp $153	base $81	+0.5pp $7	+1.0pp $-69

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: $71,500
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Standish Rd #3 Stamford, CT	2.0	1.0	633	$2,200	$3.48	45d	1	0.04mi
23 Revere Dr #3 Stamford, CT	2.0	1.0	775	$2,700	$3.48	25d	1	0.05mi
6 Revere Dr #3 Stamford, CT	2.0	1.0	775	$2,600	$3.35	25d	1	0.06mi
1068 E Main St #3 Stamford, CT	2.0	1.0	710	$2,400	$3.38	45d	1	0.11mi
1046 E Main St #4 Stamford, CT	2.0	1.0	763	$2,800	$3.67	5d	1	0.13mi
231 Seaton Rd #2 Stamford, CT	2.0	1.0	775	$2,700	$3.48	16d	1	0.13mi
246 Seaton Rd #2 Stamford, CT	1.0	1.0	575	$1,975	$3.43	45d	1	0.16mi
44 Blachley Rd Stamford, CT	2.0	1.0	975	$2,595	$2.66	45d	2	0.24mi
18 Hamilton Ct Unit B Stamford, CT	2.0	1.0	975	$2,650	$2.72	25d	1	0.34mi
48 Lockwood Ave Unit 3 Stamford, CT	1.0	1.0	600	$1,800	$3.00	16d	1	0.38mi
333 Hamilton Ave Stamford, CT	1.0–2.0	1.0	900	$2,650	$2.94	25d	3	0.38mi
28 Hamilton Ct Unit D Stamford, CT	1.0	1.0	825	$2,295	$2.78	25d	1	0.38mi
14 Hamilton Ct Unit A Stamford, CT	2.0	1.0	975	$2,595	$2.66	45d	1	0.39mi
25 Clovelly Rd Unit 1 Stamford, CT	2.0	1.5	1080	$2,350	$2.18	45d	1	0.45mi
250 Glenbrook Rd Unit D Stamford, CT	2.0	1.0	1050	$2,500	$2.38	45d	1	0.45mi
96 Lockwood Ave Unit 1 Stamford, CT	2.0	1.0	700	$2,200	$3.14	5d	1	0.49mi
850 E Main St Stamford, CT	2.0	2.0	1080	$3,038	$2.81	5d	2	0.54mi
850 E Main St #412 Stamford, CT	2.0	2.0	1080	$3,050	$2.82	16d	1	0.55mi
106 Lafayette St Unit 3 Stamford, CT	1.0	1.0	1000	$1,550	$1.55	21d	1	0.55mi
54 Hope St Unit S Stamford, CT	2.0	2.0	952	$2,800	$2.94	25d	1	0.56mi
97 Glenbrook Rd Unit t415 Stamford, CT	2.0	2.0	1050	$2,865	$2.73	45d	1	0.57mi
77 Glenbrook Rd #202 Stamford, CT	1.0	1.0	800	$2,150	$2.69	45d	1	0.59mi
87 Glenbrook Rd Unit 7G Stamford, CT	2.0	1.0	910	$2,650	$2.91	12d	1	0.59mi
87 Glenbrook Rd Stamford, CT	1.0–2.0	1.0	872	$2,650	$3.04	16d	2	0.59mi
65 Glenbrook Rd Stamford, CT	1.0–2.0	1.5–2.0	1208	$3,400	$2.81	45d	2	0.59mi
100 Glenbrook Rd Unit T411 Stamford, CT	1.0	1.0	628	$2,475	$3.94	5d	1	0.61mi
100 Glenbrook Rd Unit T414 Stamford, CT	1.0	1.0	628	$2,269	$3.61	45d	1	0.61mi
39 Glenbrook Rd Stamford, CT	1.0–2.0	1.0	1002	$2,600	$2.59	45d	2	0.63mi
39 Glenbrook Rd Stamford, CT	1.0–2.0	1.0	967	$2,600	$2.69	4d	1	0.63mi
25 Glenbrook Rd Stamford, CT	1.0–3.0	1.0–2.0	1331	$3,978	$2.99	13d	8	0.67mi
36 Givens Ave Unit 1 Stamford, CT	1.0	1.0	720	$2,300	$3.19	45d	1	0.67mi
791 E Main St Apt 3F Stamford, CT	1.0	1.0	600	$2,000	$3.33	25d	1	0.67mi
791 E Main St Unit 2D Stamford, CT	2.0	1.0	750	$2,750	$3.67	25d	1	0.67mi
28 Hobbie St Stamford, CT	2.0	1.0	844	$2,995	$3.55	16d	1	0.68mi
28 Hobbie St Stamford, CT	2.0	1.0	844	$3,200	$3.79	45d	1	0.68mi
5 Daly St Unit 2nd floor Stamford, CT	2.0	1.0	1000	$2,850	$2.85	16d	1	0.68mi
30 Glenbrook Rd Unit 2E Stamford, CT	2.0	1.0	1068	$3,000	$2.81	25d	1	0.69mi
Stamford Cv Stamford, CT	1.0	1.0	850	$2,200	$2.59	45d	1	0.70mi
637 Cove Rd Unit A3 Stamford, CT	1.0	1.0	796	$2,150	$2.70	25d	1	0.72mi
47 Lindale St Unit B Stamford, CT	2.0	1.0	575	$2,200	$3.83	25d	1	0.74mi

Listing history 17 events

1. 2026-06-21
   days on market $286,000 Active 26 DOM
2. 2026-06-18
   days on market $286,000 Active 23 DOM
3. 2026-06-17
   days on market $286,000 Active 22 DOM
4. 2026-06-16
   pricedays on market $286,000 Active 21 DOM
5. 2026-06-15
   days on market $282,000 Active 20 DOM
6. 2026-06-13
   days on market $282,000 Active 18 DOM
7. 2026-06-13
   days on market $282,000 Active 17 DOM
8. 2026-06-10
   days on market $282,000 Active 15 DOM
9. 2026-06-09
   days on market $282,000 Active 14 DOM
10. 2026-06-08
    days on market $282,000 Active 13 DOM
11. 2026-06-07
    days on market $282,000 Active 12 DOM
12. 2026-06-05
    days on market $282,000 Active 9 DOM
13. 2026-06-03
    days on market $282,000 Active 8 DOM
14. 2026-06-03
    days on market $282,000 Active 7 DOM
15. 2026-06-01
    days on market $282,000 Active 6 DOM
16. 2026-05-31
    days on market $282,000 Active 5 DOM
17. 2026-05-26
    listed $282,000 Active

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

Taxation est. · year 1

• Rental income: $31,248
• − Mortgage interest: −$16,020
• − Property taxes: −$4,290
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,500
• − Management: −$2,500
• − Depreciation: −$8,320
• Taxable loss: −$3,812
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $1,883/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 · 1 photo

Fair 40/100 Moderate rehab

The home requires significant repairs to the exterior and flooring due to water damage, impacting its overall condition and value. Immediate repairs are necessary to stabilize the structure and improve its appearance for resale or rental.

Repairs flagged

• Major exterior wall — Significant water damage and discoloration, likely requiring structural repairs.
• Major flooring — Visible water damage and discoloration, indicating potential structural issues that need addressing.

Value-add opportunities

• Resale repair and paint exterior walls — Aesthetic improvements and structural repairs will enhance the home's curb appeal and marketability.
• Rental repair and replace flooring — A functional and visually appealing floor will attract tenants and improve the home's rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior wall · Significant water damage and discoloration, likely requiring structural repairs.	Major	$15,000–50,000
flooring · Visible water damage and discoloration, indicating potential structural issues that need addressing.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale repair and paint exterior walls — Aesthetic improvements and structural repairs will enhance the home's curb appeal and marketability. ↑
• Rental repair and replace flooring — A functional and visually appealing floor will attract tenants and improve the home's rental value. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-26 Listed $282,000 FSBO.com