10 Edgewood St · Bristol, CT 06010

$309,900

4 bd · 3.0 ba · 2,162 sqft · MultiFamily public records · 44 Days on market

Built 1925 3,920 sqft lot $143/sqft · 11% below area Est $350k · 11% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Multi-family units

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

Listing remarks

This 2 family home offers 3 bedrooms with one bath on the first floor, while the 2nd floor unit offers 4 bedrooms and 2 full baths. Washer dryer hookups in each unit. All separate utilities, gas heat, and updated mechanicals, roof and siding.

Key facts

• 3,920 sq ft lot
• Built 1925
• Listed 44 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Multi-family 2-family property
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Level lot; Fruit trees; Vinyl siding

Interior

• Bedrooms: 7 bedrooms total
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot air heating; Natural gas hot water (30-gallon tank)
• Interior features: 12 total rooms; Full basement; Finished walk-up attic
• Laundry & utility: Laundry hook-ups in each unit (in-unit laundry)

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $632/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $301k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• At $4,395/mo this rent would consume 66% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $87k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $300,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.42% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $350,076
• List price: $309,900
• Delta: -11.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Crown St	0.22mi	4/2.0	2,176 (+1%)	9mo	$367,000	$169	77
306 Divinity St	0.31mi	4/2.0	2,054 (-5%)	8mo	$321,700	$157	66
21 Addison St	0.41mi	5/2.0 (+1)	2,078 (-4%)	6mo	$275,000	$132	60
21 Ward St	0.55mi	4/2.0	2,048 (-5%)	2mo	$340,000	$166	60
65 Melrose St	0.19mi	5/2.5 (+1)	2,346 (+8%)	13mo	$425,000	$181	59
23 Dudley St	0.12mi	4/2.0	2,450 (+13%)	14mo	$299,000	$122	56
18 Park St	0.35mi	4/2.0	1,889 (-13%)	8mo	$350,000	$185	52
20 Center St	0.57mi	4/2.0	2,052 (-5%)	12mo	$370,000	$180	50
68 Center St	0.64mi	4/2.0	2,008 (-7%)	5mo	$325,000	$162	50
20 George St	0.60mi	5/3.0 (+1)	2,352 (+9%)	11mo	$390,000	$166	43
42 Park St	0.33mi	5/3.0 (+1)	2,480 (+15%)	15mo	$388,000	$156	42
15 Carlson St	0.70mi	4/2.0	1,952 (-10%)	7mo	$373,000	$191	42

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: 11.7%
• Equity multiple: 1.48×
• Total profit: $41,331
• Equity at exit: $46,207

10-year hold

• IRR: 22.5%
• Equity multiple: 3.16×
• Total profit: $187,167
• Equity at exit: $26,794

Cash invested: $86,772 (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: 11.8×

Monthly cashflow live

• Estimated rent: $4,395 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$453 /mo · $5,441/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $1,264

Break-even live

Break-even rent $2,795

Max offer price $309,900

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$4,394
Total (2 units)			$4,395

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Church St Bristol, CT	3.0	1.5	1422	$1,900	$1.34	11d	1	0.49mi
22 Kelley St Bristol, CT	3.0	1.0	2231	$1,675	$0.75	3d	1	0.57mi
22 Kelley St Bristol, CT	3.0	1.0	2231	$1,675	$0.75	43d	1	0.57mi
100 Main St Unit 307 Bristol, CT	3.0	2.0	1607	$2,700	$1.68	43d	1	0.63mi
130 N Main St Unit 130-206 Bristol, CT	3.0	2.0	1441	$2,700	$1.87	23d	1	0.66mi
30 High St Unit 36H 2ND Bristol, CT	4.0	1.5	2133	$2,550	$1.20	15d	1	0.79mi
36 High St Bristol, CT	4.0	1.0	2286	$2,500	$1.09	3d	1	0.80mi
134 Queen St Bristol, CT	4.0	2.0	2764	$2,800	$1.01	43d	1	1.02mi
62 Briarwood Rd Apt 2 Bristol, CT	3.0	1.0	1400	$1,900	$1.36	43d	1	1.10mi

Listing history 16 events

1. 2026-06-18
   days on market $309,900 Active 44 DOM
2. 2026-06-17
   days on market $309,900 Active 43 DOM
3. 2026-06-16
   days on market $309,900 Active 42 DOM
4. 2026-06-15
   days on market $309,900 Active 41 DOM
5. 2026-06-13
   days on market $309,900 Active 39 DOM
6. 2026-06-13
   days on market $309,900 Active 38 DOM
7. 2026-06-10
   days on market $309,900 Active 36 DOM
8. 2026-06-09
   days on market $309,900 Active 35 DOM
9. 2026-06-08
   days on market $309,900 Active 34 DOM
10. 2026-06-07
    days on market $309,900 Active 33 DOM
11. 2026-06-05
    days on market $309,900 Active 30 DOM
12. 2026-06-03
    statusdays on market $309,900 Active 29 DOM
13. 2026-06-02
    days on market $309,900 Under Contract - Continue to Show 28 DOM
14. 2026-06-01
    days on market $309,900 Under Contract - Continue to Show 27 DOM
15. 2026-05-31
    days on market $309,900 Under Contract - Continue to Show 26 DOM
16. 2026-05-04
    listed $309,900 Active 242-char remark

ⓘ 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: $5,441 · $453/mo
• Projected year-2 tax: $6,036 · $503/mo
• Expected delta: +$595/yr (+$50/mo · 10.9%)

ⓘ 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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,740
• − Mortgage interest: −$17,359
• − Property taxes: −$5,441
• − Insurance: −$1,550
• − Repairs & maintenance: −$4,219
• − Management: −$4,219
• − Depreciation: −$9,015
• Taxable income: $10,937
• Est. tax owed @ 24.0%: −$2,625
• After-tax cash flow: $12,548/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

3 events — show timeline

• 2026-06-03 Relisted — Smart MLS
• 2026-05-20 Contingent — Smart MLS
• 2026-05-04 Listed $309,900 Smart MLS

Property tax history

+3.5%/yr

Latest (2025): $5,441 · +6.0% YoY. Source: county tax records.