422 Emmett St Unit J · Bristol, CT 06010

$169,999

2 bd · 1.0 ba · 710 sqft · Condo public records · 5 Days on market

Built 1984 $275/mo HOA · 16% 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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.2/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own this Condo and pay less than renting! As you enter this beautiful condo you will love the vaulted ceiling in the LR/DR combo with a full staircase leading to the large MBR with 2 closets, updated kitchen and bath with newer cabinets. The laundry has been moved to the 1st floor bedroom, extra closet w/slider to deck and wooded backyard. A must see at this great price.

Key facts

• $275 HOA
• 2 parking spots
• Built 1984

Property features AI

Finance

• Other: Part of a 72-unit complex; Pets allowed with restrictions
• HOA & community: Monthly HOA fee ($275); HOA covers grounds maintenance, trash pickup, snow removal, property management, and insurance; Community amenities include guest parking; nearby amenities include basketball court, golf course, health club, lake, library, medical facilities, public pool, and shopping

Exterior

• Parking: Assigned parking; 2 parking spaces total; Guest parking available in association
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Condominium (part of Pine Lake Commons); Condo unit
• Construction: Frame construction
• Exterior features: Wood siding; Sidewalk; Deck; Gutters; Exterior lighting; Lightly wooded, level lot

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (unit spans 2 levels)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Wall cooling unit; Ridge vents for ventilation
• Interior features: Cable available and pre-wired; Wall air conditioning unit; Attic with hatch access; No basement
• Laundry & utility: Laundry area on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (0.2% below list).
• Recommended offer: $155k (9.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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 $89k; list at $170k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $154,563 (9.1% 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. 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. 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 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: 1.00% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.40×
• Total profit: $-28,716
• Equity at exit: $25,347

10-year hold

• IRR: -3.7%
• Equity multiple: 0.72×
• Total profit: $-13,263
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$891
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$71
• HOA: −$275
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-87

Break-even live

Break-even rent $1,808

Max offer price $154,563

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-39	+0% $-87	+5% $-135	+10% $-184
Rent	-10% $-221	-5% $-154	+0% $-87	+5% $-20	+10% $47
Rate	-1.0pp $-2	-0.5pp $-44	base $-87	+0.5pp $-131	+1.0pp $-176

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Emmett St Unit J Bristol, CT	2.0	1.0	710	$1,850	$2.61	3d	1	0.02mi
90 Pine Brook Ter Bristol, CT	1.0–2.0	1.0	685	$1,500	$2.19	2d	1	0.54mi
91 Holden St Unit 3rd Bristol, CT	2.0	1.0	700	$1,400	$2.00	44d	1	1.06mi
141 6th St Unit 3 Bristol, CT	1.0	1.0	700	$1,500	$2.14	16d	1	1.11mi
49 Washington St Unit 8 Bristol, CT	1.0	1.0	600	$1,544	$2.57	16d	1	1.19mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-04-29
   status Under Contract
2. 2026-04-25
   listed $169,999 Active
3. 2026-04-24
   historical $169,999
4. 2020-03-02
   soldstatus $89,000
5. 2020-02-28
   soldstatus $89,000 Closed 373-char remark

   Show marketing remark (373 chars)

   Own this Condo and pay less than renting! As you enter this beautiful condo you will love the vaulted ceiling in the LR/DR combo with a full staircase leading to the large MBR with 2 closets, updated kitchen and bath with newer cabinets. The laundry has been moved to the 1st floor bedroom, extra closet w/slider to deck and wooded backyard. A must see at this great price.

6. 2020-02-25
   status Under Contract 373-char remark

   Show marketing remark (373 chars)

   Own this Condo and pay less than renting! As you enter this beautiful condo you will love the vaulted ceiling in the LR/DR combo with a full staircase leading to the large MBR with 2 closets, updated kitchen and bath with newer cabinets. The laundry has been moved to the 1st floor bedroom, extra closet w/slider to deck and wooded backyard. A must see at this great price.

7. 2020-01-08
   historical Under Contract - Continue to Show 373-char remark

   Show marketing remark (373 chars)

   Own this Condo and pay less than renting! As you enter this beautiful condo you will love the vaulted ceiling in the LR/DR combo with a full staircase leading to the large MBR with 2 closets, updated kitchen and bath with newer cabinets. The laundry has been moved to the 1st floor bedroom, extra closet w/slider to deck and wooded backyard. A must see at this great price.

8. 2020-01-02
   listed $89,000 Active 373-char remark

   Show marketing remark (373 chars)

   Own this Condo and pay less than renting! As you enter this beautiful condo you will love the vaulted ceiling in the LR/DR combo with a full staircase leading to the large MBR with 2 closets, updated kitchen and bath with newer cabinets. The laundry has been moved to the 1st floor bedroom, extra closet w/slider to deck and wooded backyard. A must see at this great price.

9. 2017-03-16
   historical
10. 2017-03-10
    listed $85,000
11. 2016-01-28
    soldstatus $975
12. 2015-12-07
    listed $79,900
13. 2006-04-21
    soldstatus $107,000
14. 2006-04-20
    soldstatus $107,000
15. 2006-03-01
    listed $107,000
16. 2005-06-02
    soldstatus $95,000
17. 2005-05-31
    soldstatus $95,000
18. 2005-04-29
    listed $102,900
19. 2000-05-05
    soldstatus $50,900
20. 1999-12-21
    listed $50,900
21. 1989-01-17
    soldstatus $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: $2,292 · $191/mo
• Projected year-2 tax: $2,965 · $247/mo
• Expected delta: +$673/yr (+$56/mo · 29.4%)

ⓘ 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 5/10 Major 8 d/yr ≥98°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: $20,369
• − Mortgage interest: −$9,523
• − Property taxes: −$2,292
• − Insurance: −$850
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$3,300
• − Depreciation: −$4,945
• Taxable loss: −$3,800
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $-137/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: 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

+78.9% since first listed

21 events — show timeline

• 2026-04-29 Pending — Smart MLS
• 2026-04-25 Listed $169,999 Smart MLS
• 2026-04-24 Coming Soon $169,999 Smart MLS
• 2020-03-02 Sold (Public Records) $89,000 Public Records
• 2020-02-28 Sold (MLS) $89,000 Smart MLS
• 2020-02-25 Pending — Smart MLS
• 2020-01-08 Contingent — Smart MLS
• 2020-01-02 Listed $89,000 Smart MLS
• 2017-03-16 Listing Removed — Smart MLS
• 2017-03-10 Listed $85,000 Smart MLS
• 2016-01-28 Sold (MLS) $975 Smart MLS
• 2015-12-07 Listed $79,900 Smart MLS
• 2006-04-21 Sold (Public Records) $107,000 Public Records
• 2006-04-20 Sold (MLS) $107,000 Smart MLS
• 2006-03-01 Listed $107,000 Smart MLS
• 2005-06-02 Sold (Public Records) $95,000 Public Records
• 2005-05-31 Sold (MLS) $95,000 Smart MLS
• 2005-04-29 Listed $102,900 Smart MLS
• 2000-05-05 Sold (MLS) $50,900 Smart MLS
• 1999-12-21 Listed $50,900 Smart MLS
• 1989-01-17 Sold (Public Records) $95,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,292 · +6.0% YoY. Source: county tax records.