30 Old Wolcott Rd · Bristol, CT 06010

$225,000

2 bd · 1.0 ba · 1,129 sqft · SingleFamily public records · 9 Days on market

Built 1915 0.58 ac lot $199/sqft · 27% below area Est $307k · 27% 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 +9.1/30.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely farmhouse cape features open front porch, large living room, formal dining room, eat-in kitchen remodeled, 2 br's plus nursery / sun room, fbath remodeled, 1 att garage w/strge, all light fix & fans stay.

Key facts

• 0.58 acre lot
• Built 1915
• Listed 9 days

Property features AI

Exterior

• Utilities: Private well water; Public sewer connection; Oil fuel with above-ground tank
• Home design: Single-family home
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Porch; Covered deck; Level lot

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiator heat; Oil-fired hot water
• Interior features: Bonus room; Sitting room; Full unfinished basement; Attic with storage space and hatch access; Total of 6 rooms
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (17.9% below list).
• Recommended offer: $185k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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); Chippens Hill Middle School (math 26% / reading 50%, grade F, #111 of 175 statewide, top 63%, 580 students, 53% 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 53% 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); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $122k; list at $225k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $184,823 (17.9% 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 1915 — 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: 0.82% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.1

CMA / ARV

• ARV (median comp): $307,385
• List price: $225,000
• Delta: -26.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Judson Ave	0.54mi	3/2.0 (+1)	1,152 (+2%)	4mo	$356,000	$309	59
54 Allen St	0.69mi	3/1.0 (+1)	1,109 (-2%)	3mo	$295,000	$266	58
46 Cherry St	0.50mi	3/1.0 (+1)	1,201 (+6%)	8mo	$325,000	$271	54
123 Wolcott Rd	0.16mi	3/1.0 (+1)	1,000 (-11%)	20mo	$300,000	$300	52
1 Ridgewood St	0.48mi	2/1.5	1,250 (+11%)	14mo	$262,000	$210	46
176 Rockwell Ave	0.74mi	3/2.0 (+1)	1,200 (+6%)	5mo	$419,900	$350	42
314 Old Wolcott Rd	0.50mi	2/1.0	960 (-15%)	12mo	$320,000	$333	42
87 Magnolia Ave	0.54mi	2/1.0	988 (-12%)	16mo	$255,000	$258	41
13 Benjamin St	0.68mi	3/1.0 (+1)	974 (-14%)	2mo	$285,000	$293	39
70 Allen St	0.67mi	3/1.5 (+1)	1,248 (+10%)	8mo	$330,000	$264	38
109 Sherbrook St	0.74mi	3/1.0 (+1)	1,092 (-3%)	22mo	$325,000	$298	37

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: -19.0%
• Equity multiple: 0.32×
• Total profit: $-42,917
• Equity at exit: $33,548

10-year hold

• IRR: -7.1%
• Equity multiple: 0.50×
• Total profit: $-31,597
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$361 /mo · $4,333/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-175

Break-even live

Break-even rent $2,069

Max offer price $194,146

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-111	+0% $-175	+5% $-238	+10% $-302
Rent	-10% $-321	-5% $-248	+0% $-175	+5% $-102	+10% $-29
Rate	-1.0pp $-61	-0.5pp $-117	base $-175	+0.5pp $-233	+1.0pp $-292

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 MacArthur Ct Bristol, CT	3.0	1.0	950	$2,300	$2.42	3d	1	0.58mi
46 Woodard Dr Bristol, CT	2.0	1.5	912	$1,556	$1.71	3d	2	0.59mi
193 Newell Ave Unit 2nd Floor Bristol, CT	2.0	1.0	1000	$1,950	$1.95	12d	1	0.67mi
171 Newell Ave Bristol, CT	3.0	1.0	1040	$2,300	$2.21	3d	1	0.67mi
174 Newell Ave Bristol, CT	3.0	1.0	1100	$3,000	$2.73	12d	1	0.70mi
182 Greene St Unit 2 Bristol, CT	2.0	1.0	850	$1,500	$1.76	45d	1	0.75mi
72 Colony St Apt 2 Bristol, CT	2.0	1.0	1000	$1,500	$1.50	25d	1	0.76mi
66 Talmadge St Bristol, CT	1.0	1.0	1232	$1,350	$1.10	45d	1	0.81mi
66 Talmadge St Bristol, CT	1.0	1.0	1232	$1,350	$1.10	25d	1	0.81mi
149 Union St Unit 149-08 Bristol, CT	3.0	1.5	1250	$2,450	$1.96	3d	1	0.84mi
149 Union St Unit 149-01 Bristol, CT	2.0	1.5	1100	$1,900	$1.73	3d	1	0.84mi
159 Union St Unit 159-A3 Bristol, CT	2.0	1.0	750	$1,650	$2.20	45d	1	0.84mi
159 Union St Unit 159-E2 Bristol, CT	3.0	1.0	902	$1,800	$2.00	3d	1	0.84mi
111 Union St Unit 111-A2 Bristol, CT	2.0	1.0	750	$1,650	$2.20	45d	1	0.93mi
50 Hillside Pl Unit 3 Bristol, CT	3.0	1.0	858	$1,600	$1.86	45d	1	0.94mi
25 Pratt St Unit 3 Bristol, CT	2.0	1.0	1068	$1,375	$1.29	25d	1	0.99mi
57 Union St Bristol, CT	3.0	2.5	1000	$2,850	$2.85	3d	1	1.00mi
7 Upson St Unit 5 Bristol, CT	1.0	1.0	700	$1,190	$1.70	25d	1	1.10mi
5 Upson St Unit 5 Bristol, CT	1.0	1.0	800	$1,300	$1.62	5d	1	1.10mi
130 Church St Bristol, CT	3.0	1.5	1422	$1,900	$1.34	13d	1	1.10mi
21 Sigourney St Unit 3 Bristol, CT	1.0	1.0	800	$1,200	$1.50	45d	1	1.16mi
218 West St Unit B2 Bristol, CT	2.0	1.0	1000	$1,550	$1.55	25d	1	1.18mi
218 West St Unit B1 Bristol, CT	2.0	1.0	1000	$1,525	$1.52	25d	1	1.18mi
100 Main St Unit 201 Bristol, CT	2.0	1.0	1283	$2,300	$1.79	45d	1	1.24mi
100 Main St Unit 208 Bristol, CT	1.0	1.0	945	$2,000	$2.12	45d	1	1.24mi
130 Main St Unit 404 Bristol, CT	2.0	1.0	1213	$2,500	$2.06	45d	1	1.28mi
130 Main St Unit 210 Bristol, CT	2.0	2.0	1101	$2,300	$2.09	45d	1	1.28mi
130 Main St Unit 211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	45d	1	1.28mi
130 Main St Unit 305 Bristol, CT	1.0	1.0	1259	$2,100	$1.67	45d	1	1.28mi
130 Main St Unit 209 Bristol, CT	1.0	1.0	866	$1,900	$2.19	45d	1	1.28mi
130 Main St Unit 310 Bristol, CT	2.0	1.0	1101	$2,300	$2.09	45d	1	1.28mi
130 Main St Unit 409 Bristol, CT	1.0	1.0	866	$1,950	$2.25	45d	1	1.28mi
46 Willis St Unit 3 Bristol, CT	2.0	1.0	800	$1,500	$1.88	23d	1	1.28mi
44 Kelley St Unit 1 Bristol, CT	2.0	1.0	762	$1,400	$1.84	25d	1	1.31mi
100 N Main St Bristol, CT	1.0	1.0	840	$1,900	$2.26	3d	1	1.31mi
100 N Main St Unit 211 Bristol, CT	2.0	2.0	1310	$2,500	$1.91	45d	1	1.31mi
100 N Main St Unit 105 Bristol, CT	2.0	2.0	1441	$2,600	$1.80	21d	1	1.31mi
57 Kelley St Unit 3 Bristol, CT	2.0	1.0	952	$1,550	$1.63	12d	1	1.32mi
34 Center St Unit 2 Bristol, CT	2.0	1.0	900	$1,350	$1.50	45d	1	1.32mi
62 Briarwood Rd Apt 2 Bristol, CT	3.0	1.0	1400	$1,900	$1.36	45d	1	1.34mi

Listing history 9 events

1. 2026-05-05
   status Under Contract 886-char remark
2. 2026-04-27
   listed $225,000 Active 886-char remark
3. 2026-04-24
   historical $225,000 886-char remark
4. 2001-07-06
   soldstatus $122,500 215-char remark

   Show marketing remark (215 chars)

   Lovely farmhouse cape features open front porch, large living room, formal dining room, eat-in kitchen remodeled, 2 br's plus nursery / sun room, fbath remodeled, 1 att garage w/strge, all light fix & fans stay.

5. 2001-07-06
   soldstatus $128,000

   Show marketing remark (215 chars)

   Lovely farmhouse cape features open front porch, large living room, formal dining room, eat-in kitchen remodeled, 2 br's plus nursery / sun room, fbath remodeled, 1 att garage w/strge, all light fix & fans stay.

6. 2001-04-24
   listed $127,900 215-char remark

   Show marketing remark (215 chars)

   Lovely farmhouse cape features open front porch, large living room, formal dining room, eat-in kitchen remodeled, 2 br's plus nursery / sun room, fbath remodeled, 1 att garage w/strge, all light fix & fans stay.

7. 2000-11-13
   soldstatus $117,000

   Show marketing remark (164 chars)

   Sweet, updated farmhouse with plenty of land country living in bristol! Front &back porches to enjoy! New kitchen, dining rm--open and airy (3rd bdrm is tandem)

8. 2000-09-01
   listed $119,000

   Show marketing remark (164 chars)

   Sweet, updated farmhouse with plenty of land country living in bristol! Front &back porches to enjoy! New kitchen, dining rm--open and airy (3rd bdrm is tandem)

9. 1999-02-09
   soldstatus $55,000

ⓘ 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: $4,333 · $361/mo
• Projected year-2 tax: $4,574 · $381/mo
• Expected delta: +$241/yr (+$20/mo · 5.6%)

ⓘ 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: $22,179
• − Mortgage interest: −$12,603
• − Property taxes: −$4,333
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$6,545
• Taxable loss: −$5,977
• Est. tax savings @ 24.0%: +$1,434
• After-tax cash flow: $-661/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

+309.1% since first listed

9 events — show timeline

• 2026-05-05 Pending — Smart MLS
• 2026-04-27 Listed $225,000 Smart MLS
• 2026-04-24 Coming Soon $225,000 Smart MLS
• 2001-07-06 Sold (Public Records) $128,000 Public Records
• 2001-07-06 Sold (MLS) $122,500 Smart MLS
• 2001-04-24 Listed $127,900 Smart MLS
• 2000-11-13 Sold (MLS) $117,000 Smart MLS
• 2000-09-01 Listed $119,000 Smart MLS
• 1999-02-09 Sold (Public Records) $55,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $4,333 · +6.0% YoY. Source: county tax records.