88 N Pond St · Bristol, CT 06010

$369,500

7 bd · 2.0 ba · 1,813 sqft · MultiFamily public records · 5 Days on market

Built 1918 4,356 sqft lot Est $317k · 16% over

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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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Two-family property delivered clear at closing. The first unit offers 4 bedrooms, 1 full bath, plus a finished attic providing additional living space. The second unit features 3 bedrooms and 1 full bath. Tenants pay separate utilities. Enjoy a fenced-in backyard with a storage shed, perfect for added privacy and convenience. Ideal opportunity for owner-occupants or investors alike.

Key facts

• New flooring
• Modern windows
• New appliances

Tags

• UPDATED WITH FRESH PAINT
• NEW FLOORING
• NEW APPLIANCES
• NEW GAS FURNACE
• TWO NEW WATER HEATERS
• MODERN WINDOWS

What this means for you Summary

Snapshot

• This is a 1×4bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive. Per door: $239/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Cap rate 7.8% 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: 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.
• Zoned schools: West Bristol School (math 19% / reading 32%, grade F, #418 of 553 statewide, top 76%, 819 students, 65% FRL); Bristol Central High School (math 25% / reading 55%, grade F, #106 of 194 statewide, top 54%, 1,246 students, 52% FRL) — zoned schools average 58% FRL vs 37% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $3,740/mo this rent would consume 57% 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 $11k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $300k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $369,500

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. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $317,275
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Beech St	0.04mi	7/2.0	1,714 (-6%)	22mo	$270,000	$158	70
79 N Pond St	0.03mi	6/2.0 (-1)	1,571 (-13%)	2mo	$368,000	$234	70
10 Alder St	0.13mi	6/2.0 (-1)	1,848 (+2%)	21mo	$319,000	$173	69
39 Williams St	0.25mi	6/2.0 (-1)	2,052 (+13%)	5mo	$360,000	$175	57
17 Cypress St	0.04mi	6/2.0 (-1)	1,584 (-13%)	21mo	$350,000	$221	55

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-20,170
• Equity at exit: $55,094

10-year hold

• IRR: 7.2%
• Equity multiple: 1.60×
• Total profit: $61,669
• Equity at exit: $31,948

Cash invested: $103,460 (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: 15.3×

Monthly cashflow live

• Estimated rent: $3,740 high
• Mortgage (P&I): −$1,938
• Tax from tax record: −$386 /mo · $4,626/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$785
• Net cashflow: $477

Break-even live

Break-even rent $3,136

Max offer price $369,500

Occupancy floor 82%

Sensitivity live

Price	-10% $687	-5% $582	+0% $477	+5% $373	+10% $268
Rent	-10% $182	-5% $330	+0% $477	+5% $625	+10% $773
Rate	-1.0pp $664	-0.5pp $571	base $477	+0.5pp $382	+1.0pp $284

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

Units	Beds	Baths	Est. rent
1× unit	4	1	$2,007
1× unit	3	1	$1,733
Total (2 units)			$3,740

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: $92,375
• Closing costs: $11,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Gridley St Unit 2 Bristol, CT	8.0	3.0	1254	$1,750	$1.40	2d	1	1.42mi

Listing history 8 events

1. 2026-04-28
   status Under Contract
2. 2026-04-23
   listed $369,500 Active
3. 2026-03-03
   soldstatus $300,000 Closed 385-char remark

   Show marketing remark (385 chars)

   Two-family property delivered clear at closing. The first unit offers 4 bedrooms, 1 full bath, plus a finished attic providing additional living space. The second unit features 3 bedrooms and 1 full bath. Tenants pay separate utilities. Enjoy a fenced-in backyard with a storage shed, perfect for added privacy and convenience. Ideal opportunity for owner-occupants or investors alike.

4. 2026-02-13
   status Under Contract 385-char remark

   Show marketing remark (385 chars)

   Two-family property delivered clear at closing. The first unit offers 4 bedrooms, 1 full bath, plus a finished attic providing additional living space. The second unit features 3 bedrooms and 1 full bath. Tenants pay separate utilities. Enjoy a fenced-in backyard with a storage shed, perfect for added privacy and convenience. Ideal opportunity for owner-occupants or investors alike.

5. 2026-01-27
   price $315,000 385-char remark

   Show marketing remark (385 chars)

   Two-family property delivered clear at closing. The first unit offers 4 bedrooms, 1 full bath, plus a finished attic providing additional living space. The second unit features 3 bedrooms and 1 full bath. Tenants pay separate utilities. Enjoy a fenced-in backyard with a storage shed, perfect for added privacy and convenience. Ideal opportunity for owner-occupants or investors alike.

6. 2026-01-21
   status Active 385-char remark

   Show marketing remark (385 chars)

   Two-family property delivered clear at closing. The first unit offers 4 bedrooms, 1 full bath, plus a finished attic providing additional living space. The second unit features 3 bedrooms and 1 full bath. Tenants pay separate utilities. Enjoy a fenced-in backyard with a storage shed, perfect for added privacy and convenience. Ideal opportunity for owner-occupants or investors alike.

7. 2026-01-09
   status Under Contract 385-char remark

   Show marketing remark (385 chars)

   Two-family property delivered clear at closing. The first unit offers 4 bedrooms, 1 full bath, plus a finished attic providing additional living space. The second unit features 3 bedrooms and 1 full bath. Tenants pay separate utilities. Enjoy a fenced-in backyard with a storage shed, perfect for added privacy and convenience. Ideal opportunity for owner-occupants or investors alike.

8. 2025-12-17
   listed $319,000 Active 385-char remark

   Show marketing remark (385 chars)

   Two-family property delivered clear at closing. The first unit offers 4 bedrooms, 1 full bath, plus a finished attic providing additional living space. The second unit features 3 bedrooms and 1 full bath. Tenants pay separate utilities. Enjoy a fenced-in backyard with a storage shed, perfect for added privacy and convenience. Ideal opportunity for owner-occupants or investors alike.

ⓘ 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: $4,626 · $386/mo
• Projected year-2 tax: $6,267 · $522/mo
• Expected delta: +$1,641/yr (+$137/mo · 35.5%)

ⓘ 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 7 d/yr ≥95°F today · 16 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: $44,880
• − Mortgage interest: −$20,698
• − Property taxes: −$4,626
• − Insurance: −$1,848
• − Repairs & maintenance: −$3,590
• − Management: −$3,590
• − Depreciation: −$10,749
• Taxable loss: −$221
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $5,782/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

+15.8% since first listed

8 events — show timeline

• 2026-04-28 Pending — Smart MLS
• 2026-04-23 Listed $369,500 Smart MLS
• 2026-03-03 Sold (MLS) $300,000 Smart MLS
• 2026-02-13 Pending — Smart MLS
• 2026-01-27 Price Changed $315,000 Smart MLS
• 2026-01-21 Relisted — Smart MLS
• 2026-01-09 Pending — Smart MLS
• 2025-12-17 Listed $319,000 Smart MLS

Property tax history

+3.4%/yr

Latest (2025): $4,626 · +6.0% YoY. Source: county tax records.