282 Bruce Park Ave #2 · Greenwich, CT 06830

$1,995,000

4 bd · 4.5 ba · 3,263 sqft · Condo public records · 489 Days on market

Built 2005 $611/sqft · 23% below area Est $2578k · 23% under $459/mo HOA · 8% 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 +15.0/15.0
• Appreciation +8.4/10.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

7 min walking distance to Metro North train station! 4BR, 4.5 Bath Luxury Four-story Condo locates at downtown Greenwich. Top floor - 1b/1b with sky windows full of nature lights. plus an extra office space or can be used as gym room; 2nd floor - 2b/2b, The Primary suite has custom designed walking in closet/dressing room and jacuzzi bath with gas fireplace; Guest room also has full bath with dress room. 1st fl - open floor plan, Gourmet kitchen has granite counter top & stainless appliances. Open living room and dining room layout, with wood-burning fireplace and French door leading to private outdoor terrace area designed for BBQ & relaxation; Lower level - 4th bedroom with a walk-in closet and full bath. There is a 2nd Media room provides a peaceful escape for family and friends. 3rd room with gas fire place as family room completes the lower level; Only 4 units in the Victoria Garden, hardwood throughout, fully fenced and convenient to downtown/Greenwich Ave/Metro North/Schools/Bruce park.

Key facts

• $459 HOA
• Garage
• Built 2005

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath condo listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $-8k ($-95k/yr) — negative.
• To cash-flow at today's rent, offer at most $590k (70.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $571k (71.4% below list).
• Recommended offer: $571k (71.4% below list) — sets the bar for 1% rule.
• Cap rate 1.5% vs local median 1.1% in Greenwich — 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 80/100 on livability (#23 in CT, #1,655 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities D, cost of living F.
• Greenwich School District (suburban): math 64% / reading 73% proficiency, ranked #12 of 153 in CT (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Julian Curtiss School (math 52% / reading 57%, grade C, #195 of 553 statewide, top 37%, 241 students, 41% FRL); Central Middle School (math 60% / reading 71%, grade A-, #26 of 175 statewide, top 16%, 506 students, 18% FRL); Greenwich High School (math 59% / reading 78%, grade B, #23 of 194 statewide, top 12%, 2,668 students, 20% FRL) — zoned schools average 26% FRL vs 11% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 128 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $5,711/mo this rent would consume 47% of the median local household income ($147k/yr) (locally 1088% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $151k of equity ($14k loan paydown + $138k appreciation (6.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$242k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 489 days — a 12% lower offer ($1.76M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask is 16525% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $975k; list at $2.00M implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $571,071 (71.4% 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. It's been on market 489 days. Have you received any prior offers? Is the seller open to a 71% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.29% ✗
• Cap rate: 1.51%
• Cash-on-cash: -17.09%
• DSCR: 0.24
• GRM: 29.1

CMA / ARV

• ARV (median comp): $2,577,732
• List price: $1,995,000
• Delta: -22.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.89% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $178,199
• Equity at exit: $1,368,402

10-year hold

• IRR: 7.1%
• Equity multiple: 2.61×
• Total profit: $901,272
• Equity at exit: $2,586,692

Cash invested: $558,600 (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 06830

• Home prices YoY: 4.1%
• Rents YoY: 3.4%
• Active inventory: 128
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $5,711 medium
• Mortgage (P&I): −$10,462
• Tax from tax record: −$713 /mo · $8,552/yr
• Insurance: −$831
• HOA: −$459
• Vacancy / Maint / Mgmt: −$1,199
• Net cashflow: $-7,953

Break-even live

Break-even rent $15,778

Max offer price $589,989

Occupancy floor —

Sensitivity live

Price	-10% $-6,824	-5% $-7,389	+0% $-7,953	+5% $-8,518	+10% $-9,083
Rent	-10% $-8,405	-5% $-8,179	+0% $-7,953	+5% $-7,728	+10% $-7,502
Rate	-1.0pp $-6,949	-0.5pp $-7,446	base $-7,953	+0.5pp $-8,470	+1.0pp $-8,996

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Havemeyer Pl Greenwich, CT	4.0	3.0	3077	$18,000	$5.85	25d	1	0.15mi
140 Havemeyer Pl Unit A Greenwich, CT	3.0	4.5	3656	$17,000	$4.65	16d	1	0.17mi
146 E Elm St Unit B Greenwich, CT	4.0	3.5	2809	$9,700	$3.45	21d	1	0.40mi
155 Milbank Ave Greenwich, CT	4.0	3.5	2794	$25,000	$8.95	45d	1	0.47mi
151 Milbank Ave #2 Greenwich, CT	3.0	3.5	4068	$20,000	$4.92	13d	1	0.48mi
80 Brookside Dr Greenwich, CT	5.0	4.5	3327	$14,750	$4.43	5d	1	0.83mi
183 E Putnam Ave Greenwich, CT	3.0	4.5	3465	$15,000	$4.33	25d	1	0.94mi
63 Sherwood Pl #63 Greenwich, CT	5.0	5.5	3072	$17,500	$5.70	5d	1	0.94mi
9 Park Pl Greenwich, CT	4.0	5.0	4163	$22,500	$5.40	5d	1	0.99mi
24 Cassidy Park Greenwich, CT	4.0	3.5	3780	$8,000	$2.12	5d	1	1.12mi
9 Valleywood Rd Cos Cob, CT	5.0	3.0	2348	$13,500	$5.75	45d	1	1.26mi
25 Alexander St Unit B Greenwich, CT	4.0	3.0	2550	$5,500	$2.16	45d	1	1.29mi
24 Juniper Ln Riverside, CT	4.0	3.5	2843	$14,000	$4.92	5d	1	1.48mi
11 Annjim Dr Greenwich, CT	5.0	4.0	2417	$19,500	$8.07	16d	1	1.49mi

HOA detail condo

• Monthly dues: $459 · $5,508/yr
• Likely covers: gasgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $1,995,000 Active 489 DOM
2. 2026-06-18
   days on market $1,995,000 Active 486 DOM
3. 2026-06-17
   days on market $1,995,000 Active 485 DOM
4. 2026-06-16
   days on market $1,995,000 Active 484 DOM
5. 2026-06-15
   days on market $1,995,000 Active 483 DOM
6. 2026-06-13
   days on market $1,995,000 Active 481 DOM
7. 2026-06-10
   days on market $1,995,000 Active 478 DOM
8. 2026-06-09
   days on market $1,995,000 Active 477 DOM
9. 2026-06-08
   days on market $1,995,000 Active 476 DOM
10. 2026-06-07
    days on market $1,995,000 Active 475 DOM
11. 2026-06-03
    days on market $1,995,000 Active 471 DOM
12. 2026-06-03
    days on market $1,995,000 Active 470 DOM
13. 2026-06-01
    days on market $1,995,000 Active 469 DOM
14. 2026-05-31
    days on market $1,995,000 Active 468 DOM
15. 2026-04-21
    historical $12,000
16. 2025-10-04
    status Active 1021-char remark

    Show marketing remark (1021 chars)

    7 min walking distance to Metro North train station! 4BR, 4.5 Bath Luxury Four-story Condo locates at downtown Greenwich. Top floor - 1b/1b with sky windows full of nature lights. plus an extra office space or can be used as gym room; 2nd floor - 2b/2b, The Primary suite has custom designed walking in closet/dressing room and jacuzzi bath with gas fireplace; Guest room also has full bath with dress room. 1st fl - open floor plan, Gourmet kitchen has granite counter top & stainless appliances. Open living room and dining room layout, with wood-burning fireplace and French door leading to private outdoor terrace area designed for BBQ & relaxation; Lower level - 4th bedroom with a walk-in closet and full bath. There is a 2nd Media room provides a peaceful escape for family and friends. 3rd room with gas fire place as family room completes the lower level; Only 4 units in the Victoria Garden, hardwood throughout, fully fenced and convenient to downtown/Greenwich Ave/Metro North/Schools/Bruce park.

17. 2025-06-08
    historical 1021-char remark

    Show marketing remark (1021 chars)

    7 min walking distance to Metro North train station! 4BR, 4.5 Bath Luxury Four-story Condo locates at downtown Greenwich. Top floor - 1b/1b with sky windows full of nature lights. plus an extra office space or can be used as gym room; 2nd floor - 2b/2b, The Primary suite has custom designed walking in closet/dressing room and jacuzzi bath with gas fireplace; Guest room also has full bath with dress room. 1st fl - open floor plan, Gourmet kitchen has granite counter top & stainless appliances. Open living room and dining room layout, with wood-burning fireplace and French door leading to private outdoor terrace area designed for BBQ & relaxation; Lower level - 4th bedroom with a walk-in closet and full bath. There is a 2nd Media room provides a peaceful escape for family and friends. 3rd room with gas fire place as family room completes the lower level; Only 4 units in the Victoria Garden, hardwood throughout, fully fenced and convenient to downtown/Greenwich Ave/Metro North/Schools/Bruce park.

18. 2024-10-24
    listed $12,000
19. 2024-10-24
    historical $12,000
20. 2024-10-23
    listed $1,995,000 Active
21. 2024-10-22
    listed $1,995,000 Active 1021-char remark

    Show marketing remark (1021 chars)

    7 min walking distance to Metro North train station! 4BR, 4.5 Bath Luxury Four-story Condo locates at downtown Greenwich. Top floor - 1b/1b with sky windows full of nature lights. plus an extra office space or can be used as gym room; 2nd floor - 2b/2b, The Primary suite has custom designed walking in closet/dressing room and jacuzzi bath with gas fireplace; Guest room also has full bath with dress room. 1st fl - open floor plan, Gourmet kitchen has granite counter top & stainless appliances. Open living room and dining room layout, with wood-burning fireplace and French door leading to private outdoor terrace area designed for BBQ & relaxation; Lower level - 4th bedroom with a walk-in closet and full bath. There is a 2nd Media room provides a peaceful escape for family and friends. 3rd room with gas fire place as family room completes the lower level; Only 4 units in the Victoria Garden, hardwood throughout, fully fenced and convenient to downtown/Greenwich Ave/Metro North/Schools/Bruce park.

22. 2024-09-01
    listed $12,000
23. 2024-04-23
    historical $11,000
24. 2024-03-02
    price $11,000
25. 2024-02-17
    listed $12,000
26. 2022-07-10
    historical
27. 2022-04-05
    listed $1,575,000 Active
28. 2022-02-01
    historical Cancelled
29. 2022-01-31
    historical
30. 2021-11-22
    listed $1,350,000 Active
31. 2021-10-30
    listed $1,350,000 Active
32. 2006-01-11
    soldstatus $975,000

ⓘ 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: $8,552 · $713/mo
• Projected year-2 tax: $25,622 · $2,135/mo
• Expected delta: +$17,070/yr (+$1,423/mo · 199.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $68,529
• − Mortgage interest: −$111,751
• − Property taxes: −$8,552
• − Insurance: −$9,975
• − Repairs & maintenance: −$5,482
• − Management: −$5,482
• − HOA: −$5,508
• − Depreciation: −$58,036
• Taxable loss: −$136,258
• Est. tax savings @ 24.0%: +$32,702
• After-tax cash flow: $-62,739/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: Greenwich School District
• NCES district ID: 0901710
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $129,257
• Composite: 65.67/100
• National rank: #461
• State rank: #12 of 153 in CT

Livability — Greenwich

• Score: 80/100
• State rank: #23
• US rank: #1655

Category grades

Amenities D Commute A- Cost of living F Crime A+ Employment A+ Housing C Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwich, CT
• County: Fairfield County · 765,532 people
• City population: 47,954
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 24,880
• Household income: $146,654
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1088.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 10% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.89%
• Current HPI: 173.5938
• Rent YoY: ▲ 3.36%
• Metro: Bridgeport-Stamford-Norwalk, 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

-98.8% since first listed

18 events — show timeline

• 2026-04-21 Rental Removed $12,000 GMLS
• 2025-10-04 Relisted — Smart MLS
• 2025-06-08 Listing Removed — Smart MLS
• 2024-10-24 Listed for Rent $12,000 GMLS
• 2024-10-24 Rental Removed $12,000 SMARTMLS
• 2024-10-23 Listed $1,995,000 GMLS
• 2024-10-22 Listed $1,995,000 Smart MLS
• 2024-09-01 Listed for Rent $12,000 SMARTMLS
• 2024-04-23 Rental Removed $11,000 GMLS
• 2024-03-02 Price Changed $11,000 GMLS
• 2024-02-17 Listed for Rent $12,000 GMLS
• 2022-07-10 Listing Removed — Smart MLS
• 2022-04-05 Listed $1,575,000 Smart MLS
• 2022-02-01 Delisted — GMLS
• 2022-01-31 Listing Removed — Smart MLS
• 2021-11-22 Listed $1,350,000 GMLS
• 2021-10-30 Listed $1,350,000 Smart MLS
• 2006-01-11 Sold (Public Records) $975,000 Public Records

Property tax history

+1.1%/yr

Latest (2023): $8,552 · -20.0% YoY. Source: county tax records.