37 Greenwich Ave Unit 2-6 · Stamford, CT 06902

$299,000

2 bd · 1.0 ba · 1,115 sqft · Condo public records · 1 Days on market

Built 1988 $337/mo HOA · 10% of rent

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +6.2/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location! Location! Location!!! Mid-City living at its best! SPACIOUS & BRIGHT unit in quiet COMPLEX. Walking distance to beautiful MILL RIVER PARK. Good size 2 bedrooms (perfect to work from the home) Primary Bedroom with walk in closet. Newer Washer, Dryer & Hot water Heater. Laundry in the unit. OPEN LAYOUT provides comfortable living. Unit has 1 assigned parking space in garage and one assigned space in front. Stamford is a great place for investors and owner-occupants alike. COMPLEX is conveniently located near I-95, shopping, schools, library, parks, skating and houses of worship. Walking distance to Downtown, & Stamford Train Station. Easy commute to NEW YORK. Do not

Key facts

• Newer washer dryer
• Open layout
• Laundry in the unit

Tags

• NEWER WASHER DRYER
• LAUNDRY IN THE UNIT
• OPEN LAYOUT
• ASSIGNED PARKING SPACE
• CONVENIENTLY LOCATED NEAR I-95
• WALKING DISTANCE TO DOWNTOWN

Property features AI

Finance

• Other: Located in a 34-unit complex (Greenwich Avenue); Nearby amenities include commuter bus, golf course, health club, medical facilities, parks, public recreation facilities, public transportation, and shopping
• Financial info: Property managed professionally off-site; Pets allowed with some restrictions
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee includes grounds maintenance, snow removal, property management, and insurance

Exterior

• Parking: Detached garage; Carport; Paved parking; 1 parking space total
• Utilities: Public water connected; Public sewer connected; Electric service
• Home design: Condominium; Condo/Co-op for sale; Unit located on 2nd floor
• Construction: Frame, block, and other construction; White/off-white exterior color
• Exterior features: Aluminum siding; Lightly wooded setting; River frontage / direct waterfront

Interior

• Kitchen: Electric cooktop; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric hot air heating; Domestic hot water
• Interior features: Open floor plan; Single-level unit; No basement
• Laundry & utility: In-unit laundry (washer and electric dryer) on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 7.8% vs local median 3.0% in Stamford — 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 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northeast School (math 40% / reading 39%, grade F, #298 of 553 statewide, top 56%, 495 students, 40% FRL); Westhill High School (math 33% / reading 50%, grade F, #102 of 194 statewide, top 53%, 2,265 students, 50% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 42% of the median local income ($95k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.
• Current owner paid $149k; list at $299k implies a 101% gain — meaningful room to come down on a strong offer.

Recommended offer $299,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.12% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-28,341
• Equity at exit: $44,582

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-7,823
• Equity at exit: $25,852

Cash invested: $83,720 (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 06902

• Rents YoY: 1.9%
• Active inventory: 188
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,335 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$237 /mo · $2,849/yr
• Insurance: −$125
• HOA: −$337
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $368

Break-even live

Break-even rent $2,870

Max offer price $299,000

Occupancy floor 84%

Sensitivity live

Price	-10% $537	-5% $452	+0% $368	+5% $283	+10% $199
Rent	-10% $104	-5% $236	+0% $368	+5% $500	+10% $631
Rate	-1.0pp $518	-0.5pp $444	base $368	+0.5pp $290	+1.0pp $211

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Greenwich Ave Unit 2-6 Stamford, CT	2.0	1.0	1115	$2,600	$2.33	44d	1	0.03mi
37 Rose Park Ave Stamford, CT	2.0	1.0	900	$2,100	$2.33	15d	1	0.04mi
15 Greenwich Ave #9 Stamford, CT	2.0	1.5	1134	$3,000	$2.65	44d	1	0.08mi
105 Richmond Hill Ave #2 Stamford, CT	2.0	1.5	810	$2,800	$3.46	44d	1	0.08mi
81 Tresser Blvd Unit 1547625P Stamford, CT	1.0	1.0	850	$6,099	$7.18	14d	1	0.21mi
75 Tresser Blvd Stamford, CT	2.0	1.0–2.0	870	$4,271	$4.91	3d	21	0.21mi
9 W Main St Stamford, CT	2.0	1.0–2.0	739	$3,439	$4.65	4d	1	0.22mi
14 Fairgate Dr Stamford, CT	2.0	2.0	1188	$3,195	$2.69	44d	1	0.27mi
22 Fairgate Dr Stamford, CT	2.0	2.0	1158	$3,175	$2.74	24d	1	0.28mi
14 Relay Pl Unit R3 Stamford, CT	2.0	1.0	1100	$2,450	$2.23	44d	1	0.30mi
100 Tresser Blvd Stamford, CT	3.0	1.0–2.0	1090	$7,230	$6.63	2d	11	0.31mi
405 Atlantic St Stamford, CT	2.0	1.0–2.0	818	$4,739	$5.79	3d	18	0.34mi
130 Tresser Blvd Stamford, CT	2.0	2.0	1150	$5,175	$4.50	3d	4	0.35mi
355 Atlantic St Stamford, CT	2.0	1.0–2.0	840	$4,479	$5.33	3d	13	0.39mi
401 Atlantic St Unit 17f Stamford, CT	1.0	1.0	754	$2,497	$3.31	44d	1	0.39mi
1011 Washington Blvd Stamford, CT	2.0	1.0–2.0	883	$4,351	$4.92	4d	20	0.39mi
681 Atlantic St Stamford, CT	1.0–2.0	1.0–2.0	944	$3,340	$3.54	44d	5	0.42mi
51 Bank St Unit 2C Stamford, CT	1.0	1.0	750	$2,095	$2.79	3d	1	0.44mi
66 Summer St Stamford, CT	1.0–2.0	1.0–2.0	889	$4,254	$4.78	4d	15	0.44mi
140 Summer St Unit 1A Stamford, CT	1.0	1.0	816	$2,350	$2.88	44d	1	0.46mi
775 Atlantic St Unit 3L Stamford, CT	3.0	2.0	1150	$2,800	$2.43	24d	1	0.47mi
184 Summer St Stamford, CT	2.0	1.0–2.5	901	$4,434	$4.92	3d	18	0.50mi
184 Summer St Stamford, CT	3.0	1.0–2.5	1138	$3,588	$3.15	44d	18	0.50mi
22 Orchard St Unit 1 Stamford, CT	2.0	1.0	725	$2,400	$3.31	3d	1	0.50mi
35 W Broad St #122 Stamford, CT	2.0	2.0	1189	$3,200	$2.69	44d	1	0.50mi
35 W Broad St #404 Stamford, CT	2.0	2.0	1304	$3,900	$2.99	19d	1	0.50mi
191 Summer St Unit 3 Stamford, CT	1.0	1.0	700	$2,500	$3.57	44d	1	0.52mi
22 Leslie St #3 Stamford, CT	2.0	1.0	700	$2,600	$3.71	44d	1	0.52mi
14 Southwood Dr Stamford, CT	1.0–2.0	1.0–2.0	801	$2,800	$3.49	3d	4	0.58mi
111 Towne St Stamford, CT	1.0–2.0	1.0–2.0	989	$4,071	$4.12	4d	9	0.58mi
100 Commons Park N Apt 1510 Stamford, CT	1.0	1.0	759	$2,970	$3.91	44d	1	0.59mi
100 Commons Park N Unit 554 Stamford, CT	1.0	1.0	759	$2,765	$3.64	4d	1	0.59mi
100 Commons Park N Unit 621 Stamford, CT	1.0	1.0	812	$2,695	$3.32	3d	1	0.59mi
100 Commons Park N Unit 1661 Stamford, CT	2.0	2.0	1109	$4,175	$3.76	12d	1	0.59mi
18 Dock St Stamford, CT	3.0	1.0–2.5	1037	$6,679	$6.44	2d	39	0.60mi
110 Towne St Stamford, CT	1.0–2.0	1.0–2.0	843	$3,474	$4.12	4d	5	0.60mi
120 Towne St Stamford, CT	2.0	1.0–2.0	811	$3,653	$4.50	3d	15	0.62mi
15 Renwick St #2 Stamford, CT	2.0	1.5	1064	$2,750	$2.58	44d	1	0.62mi
1 Greyrock Pl Stamford, CT	2.0	1.0	641	$3,775	$5.89	4d	25	0.63mi
1340 Washington Blvd Stamford, CT	1.0–2.0	1.0–2.0	969	$3,789	$3.91	12d	11	0.64mi

HOA detail condo

• Monthly dues: $337 · $4,044/yr
• Likely covers: waterparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-19
   remarks 687-char remark
2. 2026-06-19
   listed $299,000 Active 1 DOM

ⓘ 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: $2,849 · $237/mo
• Projected year-2 tax: $4,624 · $385/mo
• Expected delta: +$1,775/yr (+$148/mo · 62.3%)

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

Taxation est. · year 1

• Rental income: $40,022
• − Mortgage interest: −$16,749
• − Property taxes: −$2,849
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,202
• − Management: −$3,202
• − HOA: −$4,044
• − Depreciation: −$8,698
• Taxable loss: −$217
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $4,465/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: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT
• County: Fairfield County · 765,532 people
• City population: 123,058
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 73,392
• Household income: $94,843
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 4139.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 23% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 3%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 1%
• Foreign-born: 36% · Canada, Jamaica, China
• Languages at home: 51% English-only · Spanish 30% French/Haitian/Cajun 6% Other Indo-European 4%

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: ▼ -450.67%
• Current HPI: 173.4108
• Rent YoY: ▲ 1.95%
• 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

+100.7% since first listed

9 events — show timeline

• 2026-06-18 Listed $299,000 Smart MLS
• 2026-03-20 Listed for Rent $2,600 SMARTMLS
• 2024-04-17 Listing Removed — Smart MLS
• 2024-04-02 Rental Removed $2,500 SMARTMLS
• 2024-02-20 Listed for Rent $2,500 SMARTMLS
• 2024-02-19 Relisted — Smart MLS
• 2024-01-01 Contingent — Smart MLS
• 2023-12-10 Listed $289,000 Smart MLS
• 1988-06-23 Sold (Public Records) $149,000 Public Records

Property tax history

+4.7%/yr

Latest (2022): $2,849 · +0.8% YoY. Source: county tax records.