Clark Ave #28 · Bristol, CT 06010

$199,900

2 bd · 1.5 ba · 968 sqft · Condo · 4 Days on market

Built 1989 Good condition $207/sqft · 6% below area Est $213k · 6% under $268/mo HOA · 14% 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).

• ARV discount +10.4/15.0
• Cash flow +8.6/30.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.2/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Location Location Location, this completely renovated and pristine condo offers modern living at its finest with newly remodeled baths and kitchen featuring granite counters, a diamond cut subway tile backsplash, elegant gold accents, and newer appliances, complemented by laminate flooring throughout, a built in kitchen pantry cabinet, plus an actual pantry, new sheetrock, molding, and windows, and an open floor concept with a bright L-shaped Living room & Dining room combo, that includes sliders to a private deck/balcony, a convenient half bath on the main level, and two spacious bedrooms on the upper level along with hallway laundry, the fully remodeled bathroom showcases wainscotin

Key facts

• $268 HOA
• Garage
• Built 1989

Property features AI

Finance

• HOA & community: Monthly HOA fee ($268); HOA covers grounds maintenance, trash pickup, snow removal, water, sewer, property management, and insurance; Guest parking available; Professional off-site property management; Pets not allowed

Exterior

• Parking: Detached garage (1) on paved surface; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected; Electric service
• Home design: Condominium (Fairway Gardens); End unit; 2 levels; Unit located on 2nd floor
• Construction: Brick construction
• Exterior features: Balcony; Level lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (unit on 2nd floor)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heat (electric); Wall cooling unit
• Interior features: Auto garage door opener; Cable available; Open floor plan; Has attic with access via hatch
• Laundry & utility: Washer and dryer in 2nd-floor hallway closet; Upper level laundry; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (6.5% below list).
• Recommended offer: $175k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $174,800 (12.6% 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: 0.93% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 8.9

CMA / ARV

• ARV (median comp): $213,485
• List price: $199,900
• Delta: -6.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.2%
• Equity multiple: 0.31×
• Total profit: $-38,608
• Equity at exit: $29,806

10-year hold

• IRR: -6.7%
• Equity multiple: 0.52×
• Total profit: $-27,060
• Equity at exit: $17,284

Cash invested: $55,972 (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: 222
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$268
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-173

Break-even live

Break-even rent $2,088

Max offer price $174,800

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-104	+0% $-173	+5% $-243	+10% $-312
Rent	-10% $-321	-5% $-247	+0% $-173	+5% $-100	+10% $-26
Rate	-1.0pp $-73	-0.5pp $-123	base $-173	+0.5pp $-225	+1.0pp $-278

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Burnham St Unit 2A Terryville, CT	3.0	1.0	1100	$2,495	$2.27	0d	1	1.00mi
11 Burnham St Unit 5 Terryville, CT	1.0	1.0	626	$1,100	$1.76	25d	1	1.04mi
3 Pearl St Unit 3 Terryville, CT	2.0	1.0	930	$1,450	$1.56	25d	1	1.06mi
11 Roosevelt Ave Terryville, CT	2.0	1.0	700	$1,550	$2.21	45d	1	1.11mi
174 Newell Ave Bristol, CT	3.0	1.0	1100	$3,000	$2.73	12d	1	1.18mi
115 N Main St Unit 3rd Floor Terryville, CT	2.0	1.0	687	$1,450	$2.11	0d	1	1.19mi
171 Newell Ave Bristol, CT	3.0	1.0	1040	$2,300	$2.21	0d	1	1.20mi
193 Newell Ave Unit 2nd Floor Bristol, CT	2.0	1.0	1000	$1,950	$1.95	12d	1	1.20mi
24 MacArthur Ct Bristol, CT	3.0	1.0	950	$2,300	$2.42	0d	1	1.46mi

HOA detail condo

• Monthly dues: $268 · $3,216/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-04
   status Under Contract 1043-char remark
2. 2026-05-01
   listed $199,900 Active 1043-char remark
3. 2026-04-27
   historical $199,900 1043-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,420
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$3,216
• − Depreciation: −$5,815
• Taxable loss: −$5,394
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $-787/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This completely renovated and pristine condo offers modern living at its finest with newly remodeled baths and kitchen featuring granite counters, a diamond cut subway tile backsplash, elegant gold accents, and newer appliances, complemented by laminate flooring throughout, a built in kitchen pantry cabinet, plus an actual pantry, new sheetrock, molding, and windows, and an open floor concept with a bright L-shaped Living room & Dining room combo, that includes sliders to a private deck/balcony, a convenient half bath on the main level, and two spacious bedrooms on the upper level along with hallway laundry, the fully remodeled bathroom showcases wainscoting.

Value-add opportunities

• Both Paint the exterior brick — Enhances curb appeal and resale value
• Both Replace the carpet in the living room — Freshens up the space and improves rental appeal
• Both Install new window treatments — Enhances the aesthetic and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick — Enhances curb appeal and resale value ↑
• Both Replace the carpet in the living room — Freshens up the space and improves rental appeal ↑
• Both Install new window treatments — Enhances the aesthetic and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-05-01 Listed $199,900 Smart MLS
• 2026-04-27 Coming Soon $199,900 Smart MLS