95 Birge Rd · Bristol, CT 06010

$202,800

4 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 67 Days on market

Built 1943 7,840 sqft lot $171/sqft · 39% below area Est $335k · 39% under

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Why this score? — see what drove the C 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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Multiple offers received. The seller has requested highest and best offers to be entered into the offer portal by the buyer's agent on or before: 4/27/2026 11:59PM MST. If the original offer is highest and best, it needs to be re-entered for consideration. Opportunity knocks with this classic four bedroom, two full bath brick Cape nestled in a well-established residential neighborhood just minutes to shopping, dining, schools, and major conveniences. Featuring solid construction and timeless curb appeal, this home offers a flexible layout with ample living space and the potential for first-floor bedroom use. It is in need of renovation, but it presents an exceptional value-add opportunity for buyers looking to build equity. With the right vision and updates, this home can be transformed into a standout property in a desirable location. It has a Level lot, off-street parking, and strong surrounding values further enhance the upside. Bring your ideas-this is the kind of project that pays off.

Key facts

• Brick cape
• Flexible layout
• Level lot

Tags

• BRICK CAPE
• FLEXIBLE LAYOUT
• FIRST-FLOOR BEDROOM USE
• LEVEL LOT
• OFF-STREET PARKING
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $203k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $203k).
• Recommended offer: $191k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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); 222 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 6 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 $80k; list at $203k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,632 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 8.0

CMA / ARV

• ARV (median comp): $334,507
• List price: $202,800
• Delta: -39.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Jennings Rd	0.07mi	3/2.0 (-1)	1,135 (-4%)	9mo	$275,000	$242	77
32 Lardner Rd	0.14mi	3/1.5 (-1)	1,292 (+9%)	4mo	$341,000	$264	69
215 Burlington Ave	0.29mi	3/1.0 (-1)	1,288 (+8%)	1mo	$317,000	$246	63
17 Molzon Pl	0.30mi	3/1.0 (-1)	1,188 (0%)	18mo	$285,000	$240	62
50 Marlene St	0.31mi	3/2.0 (-1)	1,282 (+8%)	10mo	$343,000	$268	59
10 Highland St	0.31mi	3/1.5 (-1)	1,267 (+7%)	13mo	$305,000	$241	57
15 Sharon St	0.35mi	3/1.0 (-1)	1,272 (+7%)	12mo	$295,000	$232	52
46 Fairlawn St	0.56mi	3/2.0 (-1)	1,250 (+5%)	13mo	$285,000	$228	49
19 Jamaica St	0.38mi	3/1.5 (-1)	1,338 (+13%)	12mo	$230,000	$172	44
12 North St	0.67mi	5/2.0 (+1)	1,341 (+13%)	21mo	$268,000	$200	25

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: -8.6%
• Equity multiple: 0.67×
• Total profit: $-18,455
• Equity at exit: $30,238

10-year hold

• IRR: 4.0%
• Equity multiple: 1.33×
• Total profit: $18,561
• Equity at exit: $17,534

Cash invested: $56,784 (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: 222
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,064
• Tax from tax record: −$371 /mo · $4,451/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $143

Break-even live

Break-even rent $1,923

Max offer price $202,800

Occupancy floor 88%

Sensitivity live

Price	-10% $257	-5% $200	+0% $143	+5% $85	+10% $28
Rent	-10% $-24	-5% $60	+0% $143	+5% $226	+10% $309
Rate	-1.0pp $245	-0.5pp $194	base $143	+0.5pp $90	+1.0pp $37

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: $50,700
• Closing costs: $6,084
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Willoughby St Unit 1ST Bristol, CT	3.0	1.0	880	$1,800	$2.05	45d	1	0.19mi
36 Woodcrest Dr Bristol, CT	3.0	1.5	1196	$2,500	$2.09	3d	1	0.52mi
56 Ingraham Pl Unit 3 Bristol, CT	3.0	1.0	1000	$2,100	$2.10	17d	1	0.53mi
29 Lincoln Pl Bristol, CT	3.0	1.0	1200	$2,100	$1.75	45d	1	0.82mi
407 West St Unit 2nd Floor Bristol, CT	3.0	1.0	1100	$1,425	$1.30	45d	1	0.90mi
130 N Main St Unit 130-206 Bristol, CT	3.0	2.0	1441	$2,700	$1.87	25d	1	1.13mi
9B Daniel Rd Unit 9B Bristol, CT	3.0	1.0	786	$2,150	$2.74	25d	1	1.32mi
82 Bartholomew St Unit 2 Bristol, CT	4.0	1.0	1200	$2,100	$1.75	5d	1	1.37mi
50 Hillside Pl Unit 3 Bristol, CT	3.0	1.0	858	$1,600	$1.86	45d	1	1.43mi
130 Church St Bristol, CT	3.0	1.5	1422	$1,900	$1.34	13d	1	1.49mi

Listing history 26 events

1. 2026-06-15
   status $202,800 Under Contract 67 DOM
2. 2026-06-15
   days on market $202,800 Under Contract - Continue to Show 67 DOM
3. 2026-06-13
   days on market $202,800 Under Contract - Continue to Show 65 DOM
4. 2026-06-13
   days on market $202,800 Under Contract - Continue to Show 64 DOM
5. 2026-06-10
   days on market $202,800 Under Contract - Continue to Show 62 DOM
6. 2026-06-09
   days on market $202,800 Under Contract - Continue to Show 61 DOM
7. 2026-06-08
   days on market $202,800 Under Contract - Continue to Show 60 DOM
8. 2026-06-07
   days on market $202,800 Under Contract - Continue to Show 59 DOM
9. 2026-06-05
   days on market $202,800 Under Contract - Continue to Show 56 DOM
10. 2026-06-03
    days on market $202,800 Under Contract - Continue to Show 55 DOM
11. 2026-06-02
    statusdays on market $202,800 Under Contract - Continue to Show 54 DOM
12. 2026-06-01
    days on market $202,800 Active 53 DOM
13. 2026-05-31
    days on market $202,800 Active 52 DOM
14. 2026-05-18
    status Active 1006-char remark

    Show marketing remark (1006 chars)

    *Multiple offers received. The seller has requested highest and best offers to be entered into the offer portal by the buyer's agent on or before: 4/27/2026 11:59PM MST. If the original offer is highest and best, it needs to be re-entered for consideration. Opportunity knocks with this classic four bedroom, two full bath brick Cape nestled in a well-established residential neighborhood just minutes to shopping, dining, schools, and major conveniences. Featuring solid construction and timeless curb appeal, this home offers a flexible layout with ample living space and the potential for first-floor bedroom use. It is in need of renovation, but it presents an exceptional value-add opportunity for buyers looking to build equity. With the right vision and updates, this home can be transformed into a standout property in a desirable location. It has a Level lot, off-street parking, and strong surrounding values further enhance the upside. Bring your ideas-this is the kind of project that pays off.

15. 2026-05-06
    historical Under Contract - Continue to Show 1006-char remark

    Show marketing remark (1006 chars)

    *Multiple offers received. The seller has requested highest and best offers to be entered into the offer portal by the buyer's agent on or before: 4/27/2026 11:59PM MST. If the original offer is highest and best, it needs to be re-entered for consideration. Opportunity knocks with this classic four bedroom, two full bath brick Cape nestled in a well-established residential neighborhood just minutes to shopping, dining, schools, and major conveniences. Featuring solid construction and timeless curb appeal, this home offers a flexible layout with ample living space and the potential for first-floor bedroom use. It is in need of renovation, but it presents an exceptional value-add opportunity for buyers looking to build equity. With the right vision and updates, this home can be transformed into a standout property in a desirable location. It has a Level lot, off-street parking, and strong surrounding values further enhance the upside. Bring your ideas-this is the kind of project that pays off.

16. 2026-04-09
    listed $202,800 Active 1006-char remark

    Show marketing remark (1006 chars)

    *Multiple offers received. The seller has requested highest and best offers to be entered into the offer portal by the buyer's agent on or before: 4/27/2026 11:59PM MST. If the original offer is highest and best, it needs to be re-entered for consideration. Opportunity knocks with this classic four bedroom, two full bath brick Cape nestled in a well-established residential neighborhood just minutes to shopping, dining, schools, and major conveniences. Featuring solid construction and timeless curb appeal, this home offers a flexible layout with ample living space and the potential for first-floor bedroom use. It is in need of renovation, but it presents an exceptional value-add opportunity for buyers looking to build equity. With the right vision and updates, this home can be transformed into a standout property in a desirable location. It has a Level lot, off-street parking, and strong surrounding values further enhance the upside. Bring your ideas-this is the kind of project that pays off.

17. 2025-12-18
    historical
18. 2025-05-01
    status Under Contract
19. 2025-04-18
    status Active
20. 2025-04-16
    historical
21. 2025-03-15
    historical
22. 2025-03-13
    status Active
23. 2025-03-05
    listed $190,000 Active
24. 2025-03-05
    listed $190,000 Active
25. 2025-03-05
    historical
26. 1997-06-02
    soldstatus $80,000

ⓘ 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: $4,451 · $371/mo
• Projected year-2 tax: $4,451 · $371/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 15 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: $25,238
• − Mortgage interest: −$11,360
• − Property taxes: −$4,451
• − Insurance: −$1,014
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$5,900
• Taxable loss: −$1,525
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $2,077/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

+153.5% since first listed

13 events — show timeline

• 2026-05-18 Relisted — Smart MLS
• 2026-05-06 Contingent — Smart MLS
• 2026-04-09 Listed $202,800 Smart MLS
• 2025-12-18 Listing Removed — Smart MLS
• 2025-05-01 Pending — Smart MLS
• 2025-04-18 Relisted — Smart MLS
• 2025-04-16 Listing Removed — Smart MLS
• 2025-03-15 Listing Removed — Smart MLS
• 2025-03-13 Relisted — Smart MLS
• 2025-03-05 Listing Removed — Smart MLS
• 2025-03-05 Listed $190,000 Smart MLS
• 2025-03-05 Listed $190,000 Smart MLS
• 1997-06-02 Sold (Public Records) $80,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $4,451 · +6.0% YoY. Source: county tax records.