132 Skyridge Rd #132 · Bristol, CT 06010

$149,900

2 bd · 1.5 ba · 1,040 sqft · Condo · 6 Days on market

Built 1972 $144/sqft · 33% below area Est $225k · 33% under $295/mo HOA · 16% 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 +17.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +5.6/10.0
• 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

Listing remarks

CALLING ALL HANDY PEOPLE! This one needs a hug! The LOCATION is fantastic, on a residential road, set amongst single family homes. A quiet spot that you never knew existed! PUBLIC WATER, PUBLIC SEWER, NATURAL GAS & CENTRAL AIR. The hot water heater was replaced in 2022, furnace 2015 and a new garage door opener. HOA fee includes grounds maintenance, trash, snow removal & management. Priced according to the work needed. Close to shops, restaurants, highway access, everything you need! * NOT AN FHA APPROVED CONDO COMPLEX *

Key facts

• Public sewer
• Furnace replaced
• Central air

Tags

• PUBLIC WATER
• PUBLIC SEWER
• NATURAL GAS
• CENTRAL AIR
• HOT WATER HEATER REPLACED
• FURNACE REPLACED

Property features AI

Finance

• HOA & community: Unit owner association; Monthly HOA fee of $295; HOA covers grounds maintenance, trash pickup, snow removal, and property management; Pets allowed per HOA rules

Exterior

• Parking: Under-house garage; 1 garage space
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Condominium in Hillcrest Village; End unit; Located on a sloping lot at the end of a cul-de-sac
• Construction: Frame construction
• Exterior features: Vinyl siding; Deck

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot air heating (natural gas); Central air conditioning; Natural gas hot water
• Interior features: Central air conditioning; Full unfinished basement with concrete floor and garage access; Unit spans three levels; Total of 4 rooms
• Laundry & utility: Washer and dryer included; Laundry located near the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.3% 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: South Side School (math 32% / reading 39%, grade F, #335 of 553 statewide, top 61%, 480 students, 52% 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 52% FRL vs 37% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.23% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 6.8

CMA / ARV

• ARV (median comp): $224,950
• List price: $149,900
• Delta: -33.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-11,751
• Equity at exit: $22,351

10-year hold

• IRR: 5.7%
• Equity multiple: 1.48×
• Total profit: $20,302
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$295
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $122

Break-even live

Break-even rent $1,685

Max offer price $149,900

Occupancy floor 88%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Woodard Dr Bristol, CT	2.0	1.5	912	$1,556	$1.71	2d	2	0.37mi
149 Union St Unit 149-08 Bristol, CT	3.0	1.5	1250	$2,450	$1.96	2d	1	0.49mi
149 Union St Unit 149-01 Bristol, CT	2.0	1.5	1100	$1,900	$1.73	2d	1	0.49mi
159 Union St Unit 159-E2 Bristol, CT	3.0	1.0	902	$1,800	$2.00	2d	1	0.50mi
159 Union St Unit 159-A3 Bristol, CT	2.0	1.0	750	$1,650	$2.20	44d	1	0.50mi
111 Union St Unit 111-A2 Bristol, CT	2.0	1.0	750	$1,650	$2.20	44d	1	0.60mi
57 Union St Bristol, CT	3.0	2.5	1000	$2,850	$2.85	2d	1	0.69mi
182 Greene St Unit 2 Bristol, CT	2.0	1.0	850	$1,500	$1.76	44d	1	0.76mi
21 Sigourney St Unit 3 Bristol, CT	1.0	1.0	800	$1,200	$1.50	44d	1	0.77mi
24 MacArthur Ct Bristol, CT	3.0	1.0	950	$2,300	$2.42	2d	1	0.78mi
66 Talmadge St Bristol, CT	1.0	1.0	1232	$1,350	$1.10	44d	1	0.78mi
66 Talmadge St Bristol, CT	1.0	1.0	1232	$1,350	$1.10	23d	1	0.78mi
72 Colony St Apt 2 Bristol, CT	2.0	1.0	1000	$1,500	$1.50	23d	1	0.81mi
7 Upson St Unit 5 Bristol, CT	1.0	1.0	700	$1,190	$1.70	23d	1	0.85mi
5 Upson St Unit 5 Bristol, CT	1.0	1.0	800	$1,300	$1.62	3d	1	0.86mi
130 Church St Bristol, CT	3.0	1.5	1422	$1,900	$1.34	12d	1	0.87mi
50 Hillside Pl Unit 3 Bristol, CT	3.0	1.0	858	$1,600	$1.86	44d	1	0.88mi
25 Pratt St Unit 3 Bristol, CT	2.0	1.0	1068	$1,375	$1.29	23d	1	0.89mi
62 Briarwood Rd Apt 2 Bristol, CT	3.0	1.0	1400	$1,900	$1.36	44d	1	0.89mi
46 Willis St Unit 3 Bristol, CT	2.0	1.0	800	$1,500	$1.88	21d	1	0.92mi
100 Main St Unit 208 Bristol, CT	1.0	1.0	945	$2,000	$2.12	44d	1	0.98mi
100 Main St Unit 201 Bristol, CT	2.0	1.0	1283	$2,300	$1.79	44d	1	0.98mi
130 Main St Unit 310 Bristol, CT	2.0	1.0	1101	$2,300	$2.09	44d	1	1.02mi
130 Main St Unit 209 Bristol, CT	1.0	1.0	866	$1,900	$2.19	44d	1	1.02mi
130 Main St Unit 305 Bristol, CT	1.0	1.0	1259	$2,100	$1.67	44d	1	1.02mi
130 Main St Unit 210 Bristol, CT	2.0	2.0	1101	$2,300	$2.09	44d	1	1.02mi
130 Main St Unit 404 Bristol, CT	2.0	1.0	1213	$2,500	$2.06	44d	1	1.02mi
130 Main St Unit 211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	44d	1	1.02mi
130 Main St Unit 409 Bristol, CT	1.0	1.0	866	$1,950	$2.25	44d	1	1.02mi
171 Newell Ave Bristol, CT	3.0	1.0	1040	$2,300	$2.21	2d	1	1.03mi
193 Newell Ave Unit 2nd Floor Bristol, CT	2.0	1.0	1000	$1,950	$1.95	10d	1	1.04mi
174 Newell Ave Bristol, CT	3.0	1.0	1100	$3,000	$2.73	10d	1	1.05mi
218 West St Unit B1 Bristol, CT	2.0	1.0	1000	$1,525	$1.52	23d	1	1.07mi
218 West St Unit B2 Bristol, CT	2.0	1.0	1000	$1,550	$1.55	23d	1	1.07mi
100 N Main St Unit 211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	44d	1	1.13mi
100 N Main St Unit 105 Bristol, CT	2.0	2.0	1441	$2,600	$1.80	20d	1	1.13mi
100 N Main St Bristol, CT	1.0	1.0	840	$1,900	$2.26	2d	1	1.13mi
44 Kelley St Unit 1 Bristol, CT	2.0	1.0	762	$1,400	$1.84	23d	1	1.19mi
22 High St Unit A5 Bristol, CT	1.0	1.0	750	$1,625	$2.17	44d	1	1.20mi
130 N Main St Unit 130-411 Bristol, CT	2.0	2.0	1310	$2,600	$1.98	44d	1	1.21mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Likely covers: watersewertrashgaslandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-07
   status Under Contract 532-char remark
2. 2026-05-02
   listed $149,000 Active 532-char remark
3. 2026-05-02
   price $149,900 532-char remark
4. 2018-11-20
   historical
5. 2018-09-20
   listed $103,000 Active
6. 2018-07-16
   historical
7. 2018-05-16
   historical Under Contract - Continue to Show
8. 2018-03-28
   price $103,000
9. 2018-03-17
   listed $106,000 Active
10. 2008-12-17
    soldstatus $144,000
11. 2008-10-05
    listed $149,900
12. 2006-11-20
    soldstatus $130,000
13. 2006-10-13
    listed $139,900

ⓘ 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: $22,068
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$3,540
• − Depreciation: −$4,361
• Taxable loss: −$758
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,645/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

+37.2% since first listed

14 events — show timeline

• 2026-06-08 Sold (MLS) $192,000 Smart MLS
• 2026-05-07 Pending — Smart MLS
• 2026-05-02 Listed $149,000 Smart MLS
• 2026-05-02 Price Changed $149,900 Smart MLS
• 2018-11-20 Listing Removed — Smart MLS
• 2018-09-20 Listed $103,000 Smart MLS
• 2018-07-16 Listing Removed — Smart MLS
• 2018-05-16 Contingent — Smart MLS
• 2018-03-28 Price Changed $103,000 Smart MLS
• 2018-03-17 Listed $106,000 Smart MLS
• 2008-12-17 Sold (MLS) $144,000 Smart MLS
• 2008-10-05 Listed $149,900 Smart MLS
• 2006-11-20 Sold (MLS) $130,000 Smart MLS
• 2006-10-13 Listed $139,900 Smart MLS