84 Putnam St · Bristol, CT 06010

$349,900

3 bd · 2.0 ba · 1,980 sqft · MultiFamily public records · 7 Days on market

Built 1918 9,147 sqft lot Est $356k · at est.

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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 +19.5/30.0
• ARV discount +8.3/15.0
• DSCR +6.2/10.0
• 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
• 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

Move right into this wonderful two family home. The first floor features 4 rooms with an open floor plan, front porch, pantry off kitchen, washer/dryer hookups. The second floor has 5 rooms with 2 bedrooms, kitchen with g/ctops, hardwood floors, office area and enclosed front porch. Step outside to a private rear yard with a covered patio and two car garage. Close to parks, shopping, etc. Don't miss out take a look today.

Key facts

• Open floor plan
• Pantry off kitchen
• Front porch

Tags

• OPEN FLOOR PLAN
• FRONT PORCH
• PANTRY OFF KITCHEN
• PRIVATE REAR YARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive. Per door: $200/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 7.7% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $3,545/mo this rent would consume 54% 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,900

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. 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 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: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $356,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Putnam St	0.00mi	3/2.0	1,980 (0%)	1mo	$400,000	$202	100
103 Putnam St	0.05mi	4/2.0 (+1)	1,916 (-3%)	17mo	$340,000	$177	73
18 Putnam St	0.13mi	3/3.0	2,176 (+10%)	1mo	$423,000	$194	72
21 Ward St	0.58mi	4/2.0 (+1)	2,048 (+3%)	2mo	$340,000	$166	61
68 Center St	0.62mi	4/2.0 (+1)	2,008 (+1%)	5mo	$325,000	$162	60
41 Putnam St	0.09mi	4/2.0 (+1)	2,150 (+9%)	21mo	$345,000	$160	59
43 Sherman St	0.17mi	4/2.0 (+1)	1,800 (-9%)	16mo	$370,000	$206	58
306 Divinity St	0.60mi	4/2.0 (+1)	2,054 (+4%)	8mo	$321,700	$157	54
20 Center St	0.54mi	4/2.0 (+1)	2,052 (+4%)	12mo	$370,000	$180	53
87 Putnam St	0.03mi	4/3.0 (+1)	2,272 (+15%)	17mo	$345,000	$152	51
18 Park St	0.64mi	4/2.0 (+1)	1,889 (-5%)	8mo	$350,000	$185	51
36 Richmond Pl	0.71mi	2/2.0 (-1)	1,831 (-8%)	6mo	$350,000	$191	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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-22,408
• Equity at exit: $52,171

10-year hold

• IRR: 6.3%
• Equity multiple: 1.52×
• Total profit: $51,378
• Equity at exit: $30,253

Cash invested: $97,972 (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: 16.4×

Monthly cashflow live

• Estimated rent: $3,545 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$420 /mo · $5,044/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $400

Break-even live

Break-even rent $3,039

Max offer price $349,900

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,546
Total (2 units)			$3,545

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Putnam St Bristol, CT	2.0	1.0	2188	$1,950	$0.89	2d	1	0.11mi
484 West St Unit 3rd Floor Bristol, CT	2.0	1.0	1256	$1,850	$1.47	44d	1	0.50mi
484 West St Unit 2nd Floor Bristol, CT	2.0	1.0	1256	$1,900	$1.51	44d	1	0.50mi
22 Kelley St Bristol, CT	3.0	1.0	2231	$1,675	$0.75	44d	1	0.65mi
22 Kelley St Bristol, CT	3.0	1.0	2231	$1,675	$0.75	3d	1	0.65mi
32 Ingraham St Bristol, CT	2.0	2.0	1295	$1,700	$1.31	24d	1	0.69mi
130 N Main St Unit 130-211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	44d	1	0.75mi
130 N Main St Unit 130-411 Bristol, CT	2.0	2.0	1310	$2,600	$1.98	44d	1	0.75mi
130 N Main St Unit 107 Bristol, CT	2.0	2.0	1383	$2,600	$1.88	15d	1	0.75mi
130 N Main St Unit 130-206 Bristol, CT	3.0	2.0	1441	$2,700	$1.87	24d	1	0.75mi
100 N Main St Unit 211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	44d	1	0.83mi
100 N Main St Unit 105 Bristol, CT	2.0	2.0	1441	$2,600	$1.80	20d	1	0.83mi
130 Church St Bristol, CT	3.0	1.5	1422	$1,900	$1.34	12d	1	0.95mi
30 High St Unit 36H 2ND Bristol, CT	4.0	1.5	2133	$2,550	$1.20	16d	1	0.99mi
36 High St Bristol, CT	4.0	1.0	2286	$2,500	$1.09	3d	1	1.00mi
130 Main St Unit 410 Bristol, CT	2.0	1.5	1541	$3,200	$2.08	44d	1	1.02mi
130 Main St Unit 211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	44d	1	1.02mi
100 Main St Unit 307 Bristol, CT	3.0	2.0	1607	$2,700	$1.68	44d	1	1.03mi
100 Main St Unit 201 Bristol, CT	2.0	1.0	1283	$2,300	$1.79	44d	1	1.03mi
149 Union St Unit 149-08 Bristol, CT	3.0	1.5	1250	$2,450	$1.96	2d	1	1.24mi
78 Harrison St Bristol, CT	2.0	1.0	1948	$1,750	$0.90	44d	1	1.38mi

Listing history 2 events

1. 2026-04-23
   status Under Contract
2. 2026-04-16
   listed $349,900 Active

ⓘ 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: $5,044 · $420/mo
• Projected year-2 tax: $6,266 · $522/mo
• Expected delta: +$1,222/yr (+$102/mo · 24.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,540
• − Mortgage interest: −$19,600
• − Property taxes: −$5,044
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,403
• − Management: −$3,403
• − Depreciation: −$10,179
• Taxable loss: −$839
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $4,995/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

2 events — show timeline

• 2026-04-23 Pending — Smart MLS
• 2026-04-16 Listed $349,900 Smart MLS

Property tax history

+2.6%/yr

Latest (2025): $5,044 · +6.0% YoY. Source: county tax records.