17 Stafford Ave · Bristol, CT 06010

$174,900

3 bd · 1.5 ba · 1,208 sqft · SingleFamily public records · 5 Days on market

Built 1900 9,583 sqft lot Est $335k · 48% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• 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

MULTIPLE OFFERS - Best & Highest requested by Monday April 20th by 12pm. Investor opportunity. Value add potential with this 1,208 square foot Colonial features 3 bedrooms, 1 full bathroom, and 1 half bathroom on a level . 22-acre lot. The interior presents a mix of partial updates and areas requiring renovation. Notable features include hardwood flooring in main living areas and a modernized full bathroom with tile surround on the upper level. Beyond the interior, the home boasts functional assets including a enclosed front porch, a paved driveway, and a level side yard with great landscaping potential. Its central location offers immediate proximity to retail stores, restaurants, an

Key facts

• Hardwood flooring
• Level side yard
• Central location

Tags

• HARDWOOD FLOORING
• MODERNIZED FULL BATHROOM
• ENCLOSED FRONT PORCH
• PAVED DRIVEWAY
• LEVEL SIDE YARD
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.4% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $334,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Stafford Ave	0.00mi	3/1.5	1,208 (0%)	1mo	$195,000	$161	99
46 Pleasant Ave	0.19mi	3/1.5	1,144 (-5%)	7mo	$286,500	$250	76
47 Meiklem St	0.42mi	3/1.5	1,196 (-1%)	7mo	$200,000	$167	73
19 Bingham St	0.42mi	3/1.5	1,079 (-11%)	3mo	$230,000	$213	60
54 W Washington St	0.23mi	3/1.0	1,379 (+14%)	7mo	$550,000	$399	58
189 Mechanic St	0.50mi	2/2.0 (-1)	1,095 (-9%)	1mo	$303,000	$277	54
28 Rowe Pl	0.24mi	4/1.0 (+1)	1,044 (-14%)	9mo	$325,000	$311	52
3 Topview Ter	0.69mi	3/2.5	1,148 (-5%)	6mo	$330,000	$287	50
41 E New St	0.44mi	3/1.0	1,044 (-14%)	8mo	$310,000	$297	48
201 Westwoods Ter	0.74mi	3/1.0	1,086 (-10%)	2mo	$342,500	$315	45
115 Garfield Rd	0.65mi	3/1.0	1,076 (-11%)	6mo	$270,000	$251	44
38 Buckley Ave	0.43mi	4/2.0 (+1)	1,382 (+14%)	6mo	$360,000	$260	44

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: -2.2%
• Equity multiple: 0.91×
• Total profit: $-4,180
• Equity at exit: $26,078

10-year hold

• IRR: 10.0%
• Equity multiple: 1.86×
• Total profit: $41,962
• Equity at exit: $15,122

Cash invested: $48,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$917
• Tax from tax record: −$222 /mo · $2,660/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $304

Break-even live

Break-even rent $1,534

Max offer price $174,900

Occupancy floor 79%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Holden St Unit 3rd Bristol, CT	2.0	1.0	700	$1,400	$2.00	43d	1	0.76mi
164 Sycamore St Unit 2R Bristol, CT	2.0	1.0	862	$1,650	$1.91	43d	1	0.85mi
380 King St #5 Bristol, CT	3.0	2.5	1440	$2,750	$1.91	19d	1	0.87mi
322 Emmett St Bristol, CT	2.0	1.0	825	$1,750	$2.12	19d	1	1.00mi
371 Emmett St #62 Bristol, CT	2.0	1.0	900	$1,800	$2.00	1d	1	1.03mi
556 King St Bristol, CT	1.0–2.0	1.0	712	$1,400	$1.96	1d	1	1.07mi
9B Daniel Rd Unit 9B Bristol, CT	3.0	1.0	786	$2,150	$2.74	23d	1	1.09mi
115 Beths Ave #3 Bristol, CT	2.0	1.5	1232	$1,850	$1.50	23d	1	1.16mi
410 Emmett St #21 Bristol, CT	2.0	1.5	1092	$1,750	$1.60	23d	1	1.18mi
515 Emmett St Unit B11 Bristol, CT	2.0	1.0	936	$1,650	$1.76	21d	1	1.20mi
43 Hiltbrand Rd Unit 2-9 Bristol, CT	2.0	1.5	990	$1,875	$1.89	3d	1	1.20mi
513 Emmett St Unit B11 Bristol, CT	3.0	1.0	936	$2,000	$2.14	19d	1	1.22mi
513 Emmett St Bristol, CT	3.0	1.0	936	$2,000	$2.14	1d	1	1.22mi
422 Emmett St Unit J Bristol, CT	2.0	1.0	710	$1,850	$2.61	2d	1	1.24mi
252 Blakeslee St #4 Bristol, CT	2.0	1.5	800	$1,800	$2.25	43d	1	1.31mi
155 Redstone Hill Rd #176 Bristol, CT	2.0	1.5	1104	$2,100	$1.90	43d	1	1.32mi
1175 Farmington Ave Bristol, CT	2.0	1.0–1.5	875	$2,039	$2.33	1d	12	1.39mi

Listing history 13 events

1. 2026-04-21
   status Under Contract
2. 2026-04-16
   listed $174,900 Active
3. 2008-04-08
   soldstatus $165,000
4. 2008-03-19
   historical
5. 2008-02-19
   listed $185,000
6. 2007-07-06
   historical
7. 2007-01-11
   listed $169,900
8. 2006-06-09
   soldstatus $135,000
9. 2006-06-09
   soldstatus $135,000
10. 2005-10-28
    listed $135,000
11. 2000-05-30
    soldstatus $93,000
12. 2000-02-18
    listed $95,000
13. 1988-12-02
    soldstatus $129,000

ⓘ 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: $2,660 · $222/mo
• Projected year-2 tax: $3,201 · $267/mo
• Expected delta: +$541/yr (+$45/mo · 20.4%)

ⓘ 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 7 d/yr ≥98°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: $23,025
• − Mortgage interest: −$9,797
• − Property taxes: −$2,660
• − Insurance: −$874
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$5,088
• Taxable income: $921
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $3,428/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

+35.6% since first listed

13 events — show timeline

• 2026-04-21 Pending — Smart MLS
• 2026-04-16 Listed $174,900 Smart MLS
• 2008-04-08 Sold (Public Records) $165,000 Public Records
• 2008-03-19 Listing Removed — Smart MLS
• 2008-02-19 Listed $185,000 Smart MLS
• 2007-07-06 Listing Removed — Smart MLS
• 2007-01-11 Listed $169,900 Smart MLS
• 2006-06-09 Sold (Public Records) $135,000 Public Records
• 2006-06-09 Sold (MLS) $135,000 Smart MLS
• 2005-10-28 Listed $135,000 Smart MLS
• 2000-05-30 Sold (MLS) $93,000 Smart MLS
• 2000-02-18 Listed $95,000 Smart MLS
• 1988-12-02 Sold (Public Records) $129,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $2,660 · +6.0% YoY. Source: county tax records.