86 Bernside Dr · Bristol, CT 06010

$279,900

3 bd · 1.5 ba · 1,479 sqft · SingleFamily public records · 6 Days on market

Built 1953 9,147 sqft lot $189/sqft · 20% below area Est $350k · 20% under

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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
• Cash flow +8.2/30.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Oversized 7 room, 3 bedroom, 1.5 Bath cape, eat in kitchen with appliances, 1st floor masterbed, family room in partial finished lower level, nice location

Key facts

• 9,147 sq ft lot
• Built 1953
• Listed 6 days

Property features AI

Exterior

• Security: Keypad keyless entry at side door
• Utilities: Public water connected; Public sewer connected
• Home design: Single family home
• Construction: Other construction; No foundation listed
• Exterior features: Vinyl siding

Interior

• Kitchen: Electric range; Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heat (oil-fired) with above-ground fuel tank; Window air conditioning unit
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (19.8% below list).
• Recommended offer: $225k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 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: Ellen P. Hubbell School (math 42% / reading 52%, grade D-, #256 of 553 statewide, top 48%, 352 students, 70% FRL); Chippens Hill Middle School (math 26% / reading 50%, grade F, #111 of 175 statewide, top 63%, 580 students, 53% FRL); Bristol Eastern High School (math 23% / reading 51%, grade F, #112 of 194 statewide, top 60%, 1,113 students, 46% FRL) — zoned schools average 57% FRL vs 37% district-wide (20 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 34% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,521 (19.8% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.80% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 10.4

CMA / ARV

• ARV (median comp): $350,101
• List price: $279,900
• Delta: -20.05%
• 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
86 Bernside Dr	0.00mi	4/1.5 (+1)	1,479 (0%)	0mo	$330,000	$223	95
334 W Washington St	0.20mi	3/1.5	1,536 (+4%)	4mo	$305,000	$199	81
19 Garfield Rd	0.38mi	3/1.5	1,468 (-1%)	11mo	$300,000	$204	72
64 4th St	0.30mi	4/1.0 (+1)	1,575 (+6%)	0mo	$370,000	$235	68
261 King St	0.07mi	3/1.5	1,267 (-14%)	12mo	$305,000	$241	63
16 Knox Pl	0.42mi	2/2.0 (-1)	1,534 (+4%)	7mo	$400,000	$261	62
225 Stonecrest Dr	0.36mi	3/2.5	1,628 (+10%)	3mo	$275,000	$169	60
62 Chatham Ln	0.46mi	3/1.0	1,329 (-10%)	2mo	$290,000	$218	58
230 W Washington St	0.40mi	3/2.0	1,349 (-9%)	12mo	$275,000	$204	55
23 Daniel Rd	0.40mi	4/2.0 (+1)	1,642 (+11%)	5mo	$390,000	$238	52
104 Blakeslee St	0.55mi	3/1.0	1,356 (-8%)	10mo	$331,000	$244	50
54 W Washington St	0.68mi	3/1.0	1,379 (-7%)	7mo	$550,000	$399	49

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: -20.1%
• Equity multiple: 0.28×
• Total profit: $-56,170
• Equity at exit: $41,734

10-year hold

• IRR: -8.4%
• Equity multiple: 0.42×
• Total profit: $-45,719
• Equity at exit: $24,201

Cash invested: $78,372 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$448 /mo · $5,377/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-259

Break-even live

Break-even rent $2,573

Max offer price $234,180

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-180	+0% $-259	+5% $-338	+10% $-417
Rent	-10% $-436	-5% $-347	+0% $-259	+5% $-170	+10% $-81
Rate	-1.0pp $-118	-0.5pp $-188	base $-259	+0.5pp $-331	+1.0pp $-405

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 King St #5 Bristol, CT	3.0	2.5	1440	$2,750	$1.91	21d	1	0.14mi
82 Bartholomew St Unit 2 Bristol, CT	4.0	1.0	1200	$2,100	$1.75	5d	1	0.79mi
65 Wooding St Unit 2 Bristol, CT	2.0	1.0	1000	$1,700	$1.70	45d	1	0.97mi
301 Main St Apt 28 Bristol, CT	2.0	2.0	1150	$2,400	$2.09	45d	1	1.14mi
371 Emmett St #62 Bristol, CT	2.0	1.0	900	$1,800	$2.00	3d	1	1.15mi
130 Main St Unit 211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	45d	1	1.21mi
130 Main St Unit 310 Bristol, CT	2.0	1.0	1101	$2,300	$2.09	45d	1	1.21mi
130 Main St Unit 210 Bristol, CT	2.0	2.0	1101	$2,300	$2.09	45d	1	1.21mi
130 Main St Unit 404 Bristol, CT	2.0	1.0	1213	$2,500	$2.06	45d	1	1.21mi
130 Main St Unit 410 Bristol, CT	2.0	1.5	1541	$3,200	$2.08	45d	1	1.21mi
74 Burlington Ave Bristol, CT	2.0	1.0	976	$1,300	$1.33	45d	1	1.22mi
410 Emmett St #21 Bristol, CT	2.0	1.5	1092	$1,750	$1.60	25d	1	1.24mi
100 Main St Unit 307 Bristol, CT	3.0	2.0	1607	$2,700	$1.68	45d	1	1.24mi
100 Main St Unit 201 Bristol, CT	2.0	1.0	1283	$2,300	$1.79	45d	1	1.24mi
29 Lincoln Pl Bristol, CT	3.0	1.0	1200	$2,100	$1.75	45d	1	1.25mi
100 N Main St Unit 211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	45d	1	1.27mi
100 N Main St Unit 105 Bristol, CT	2.0	2.0	1441	$2,600	$1.80	21d	1	1.27mi
130 N Main St Unit 130-310 Bristol, CT	2.0	1.0	1101	$2,300	$2.09	45d	1	1.29mi
130 N Main St Unit 130-411 Bristol, CT	2.0	2.0	1310	$2,600	$1.98	45d	1	1.29mi
130 N Main St Unit 130-206 Bristol, CT	3.0	2.0	1441	$2,700	$1.87	25d	1	1.29mi
130 N Main St Unit 107 Bristol, CT	2.0	2.0	1383	$2,600	$1.88	16d	1	1.29mi
130 N Main St Unit 130-211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	45d	1	1.29mi
56 Ingraham Pl Unit 3 Bristol, CT	3.0	1.0	1000	$2,100	$2.10	17d	1	1.30mi
32 Ingraham St Bristol, CT	2.0	2.0	1295	$1,700	$1.31	25d	1	1.36mi
62 Briarwood Rd Apt 2 Bristol, CT	3.0	1.0	1400	$1,900	$1.36	45d	1	1.37mi
411 N Main St #15 Bristol, CT	2.0	1.0	875	$1,595	$1.82	25d	1	1.38mi
155 Redstone Hill Rd #176 Bristol, CT	2.0	1.5	1104	$2,100	$1.90	45d	1	1.38mi
431 N Main St Unit 16 Bristol, CT	2.0	1.0	950	$1,695	$1.78	45d	1	1.38mi
425 N Main St Bristol, CT	2.0	1.0	900	$1,595	$1.77	45d	1	1.38mi
411 N Main St Unit 8 Bristol, CT	2.0	1.0	1012	$1,595	$1.58	45d	1	1.38mi
130 Church St Bristol, CT	3.0	1.5	1422	$1,900	$1.34	13d	1	1.38mi
515 Emmett St Unit B11 Bristol, CT	2.0	1.0	936	$1,650	$1.76	23d	1	1.38mi
513 Emmett St Bristol, CT	3.0	1.0	936	$2,000	$2.14	3d	1	1.40mi
513 Emmett St Unit B11 Bristol, CT	3.0	1.0	936	$2,000	$2.14	21d	1	1.40mi
57 Kelley St Unit 3 Bristol, CT	2.0	1.0	952	$1,550	$1.63	12d	1	1.43mi
34 Center St Unit 2 Bristol, CT	2.0	1.0	900	$1,350	$1.50	45d	1	1.45mi
57 Union St Bristol, CT	3.0	2.5	1000	$2,850	$2.85	3d	1	1.46mi
124 Lakeside Dr #109 Bristol, CT	2.0	1.5	1320	$2,200	$1.67	21d	1	1.47mi
484 West St Unit 3rd Floor Bristol, CT	2.0	1.0	1256	$1,850	$1.47	45d	1	1.49mi
484 West St Unit 2nd Floor Bristol, CT	2.0	1.0	1256	$1,900	$1.51	45d	1	1.49mi

Listing history 4 events

1. 2026-05-12
   status Under Contract 518-char remark
2. 2026-05-06
   listed $279,900 Active 518-char remark
3. 2015-07-22
   soldstatus $125,000 155-char remark

   Show marketing remark (155 chars)

   Oversized 7 room, 3 bedroom, 1.5 Bath cape, eat in kitchen with appliances, 1st floor masterbed, family room in partial finished lower level, nice location

4. 2014-06-12
   listed $129,900 155-char remark

   Show marketing remark (155 chars)

   Oversized 7 room, 3 bedroom, 1.5 Bath cape, eat in kitchen with appliances, 1st floor masterbed, family room in partial finished lower level, nice location

ⓘ 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: $5,377 · $448/mo
• Projected year-2 tax: $5,683 · $474/mo
• Expected delta: +$306/yr (+$26/mo · 5.7%)

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

Taxation est. · year 1

• Rental income: $26,943
• − Mortgage interest: −$15,679
• − Property taxes: −$5,377
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$8,143
• Taxable loss: −$7,966
• Est. tax savings @ 24.0%: +$1,912
• After-tax cash flow: $-1,194/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

+154.0% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) $330,000 Smart MLS
• 2026-05-12 Pending — Smart MLS
• 2026-05-06 Listed $279,900 Smart MLS
• 2015-07-22 Sold (MLS) $125,000 Smart MLS
• 2014-06-12 Listed $129,900 Smart MLS

Property tax history

+2.7%/yr

Latest (2025): $5,377 · +6.4% YoY. Source: county tax records.