159 Robertson St #159 · Bristol, CT 06010

$199,900

3 bd · 1.5 ba · 1,280 sqft · Condo · 54 Days on market

Built 1973 Fair condition $156/sqft · 13% below area Est $230k · 13% under $320/mo HOA · 14% 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 +16.3/30.0
• ARV discount +13.3/15.0
• 1% rule +6.5/10.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Three Bedroom End Unit with grassy area and woods behind the parking lot, deck off the eat-in kitchen, half bath on main level, partially finished lower level den/family room with laundry hook ups, there is a shower stall in lower level drain needs to be reconnected, Newer natural gas furnace and central air, gas hot water heater too. Any appliances are in As Is condition, some do not work. This Unit is a fantastic opportunity ! Buyers will need 10% down in most financing cases, per lender requirements.

Key facts

• $320 HOA
• 2 parking spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: schools C-, 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.
• Market conditions: Rents rising fast (+5.4%/yr); 220 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $99k; list at $200k implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 7.3

CMA / ARV

• ARV (median comp): $229,527
• List price: $199,900
• Delta: -12.91%
• 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: -9.2%
• Equity multiple: 0.65×
• Total profit: $-19,423
• Equity at exit: $29,806

10-year hold

• IRR: 3.8%
• Equity multiple: 1.32×
• Total profit: $17,649
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$320
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $111

Break-even live

Break-even rent $2,154

Max offer price $199,900

Occupancy floor 90%

Sensitivity live

Price	-10% $249	-5% $180	+0% $111	+5% $41	+10% $-28
Rent	-10% $-71	-5% $20	+0% $111	+5% $201	+10% $292
Rate	-1.0pp $211	-0.5pp $161	base $111	+0.5pp $59	+1.0pp $6

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Beths Ave #3 Bristol, CT	2.0	1.5	1232	$1,850	$1.50	24d	1	0.84mi
43 Hiltbrand Rd Unit 2-9 Bristol, CT	2.0	1.5	990	$1,875	$1.89	4d	1	0.91mi
1175 Farmington Ave Bristol, CT	2.0	1.0–1.5	875	$2,039	$2.33	2d	12	1.08mi
139 Songbird Ln Unit 139 Farmington, CT	2.0	2.5	1224	$2,800	$2.29	2d	1	1.16mi
32 Farmington Chase Cres #32 Farmington, CT	2.0	1.5	1317	$2,800	$2.13	44d	1	1.18mi
32 Farmington Chase Cres #32 Farmington, CT	2.0	1.5	1317	$2,800	$2.13	2d	1	1.18mi
380 King St #5 Bristol, CT	3.0	2.5	1440	$2,750	$1.91	20d	1	1.33mi
101 Farmington Chase Cres #101 Farmington, CT	2.0	1.5	1317	$2,600	$1.97	2d	1	1.39mi
69 Northwest Dr #60 Plainville, CT	2.0	2.5	1600	$2,300	$1.44	2d	1	1.46mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-19
   status Under Contract 513-char remark

   Show marketing remark (513 chars)

   Nice Three Bedroom End Unit with grassy area and woods behind the parking lot, deck off the eat-in kitchen, half bath on main level, partially finished lower level den/family room with laundry hook ups, there is a shower stall in lower level drain needs to be reconnected, Newer natural gas furnace and central air, gas hot water heater too. Any appliances are in As Is condition, some do not work. This Unit is a fantastic opportunity ! Buyers will need 10% down in most financing cases, per lender requirements.

2. 2026-05-08
   historical Under Contract - Continue to Show 513-char remark

   Show marketing remark (513 chars)

   Nice Three Bedroom End Unit with grassy area and woods behind the parking lot, deck off the eat-in kitchen, half bath on main level, partially finished lower level den/family room with laundry hook ups, there is a shower stall in lower level drain needs to be reconnected, Newer natural gas furnace and central air, gas hot water heater too. Any appliances are in As Is condition, some do not work. This Unit is a fantastic opportunity ! Buyers will need 10% down in most financing cases, per lender requirements.

3. 2026-05-04
   status Active 513-char remark

   Show marketing remark (513 chars)

   Nice Three Bedroom End Unit with grassy area and woods behind the parking lot, deck off the eat-in kitchen, half bath on main level, partially finished lower level den/family room with laundry hook ups, there is a shower stall in lower level drain needs to be reconnected, Newer natural gas furnace and central air, gas hot water heater too. Any appliances are in As Is condition, some do not work. This Unit is a fantastic opportunity ! Buyers will need 10% down in most financing cases, per lender requirements.

4. 2026-03-31
   historical Under Contract - Continue to Show 513-char remark

   Show marketing remark (513 chars)

   Nice Three Bedroom End Unit with grassy area and woods behind the parking lot, deck off the eat-in kitchen, half bath on main level, partially finished lower level den/family room with laundry hook ups, there is a shower stall in lower level drain needs to be reconnected, Newer natural gas furnace and central air, gas hot water heater too. Any appliances are in As Is condition, some do not work. This Unit is a fantastic opportunity ! Buyers will need 10% down in most financing cases, per lender requirements.

5. 2026-03-27
   listed $199,900 Active 513-char remark

   Show marketing remark (513 chars)

   Nice Three Bedroom End Unit with grassy area and woods behind the parking lot, deck off the eat-in kitchen, half bath on main level, partially finished lower level den/family room with laundry hook ups, there is a shower stall in lower level drain needs to be reconnected, Newer natural gas furnace and central air, gas hot water heater too. Any appliances are in As Is condition, some do not work. This Unit is a fantastic opportunity ! Buyers will need 10% down in most financing cases, per lender requirements.

6. 2026-03-25
   historical $199,900 513-char remark

   Show marketing remark (513 chars)

   Nice Three Bedroom End Unit with grassy area and woods behind the parking lot, deck off the eat-in kitchen, half bath on main level, partially finished lower level den/family room with laundry hook ups, there is a shower stall in lower level drain needs to be reconnected, Newer natural gas furnace and central air, gas hot water heater too. Any appliances are in As Is condition, some do not work. This Unit is a fantastic opportunity ! Buyers will need 10% down in most financing cases, per lender requirements.

7. 2002-06-21
   soldstatus $98,600 215-char remark

   Show marketing remark (215 chars)

   This nothing-to-do-but-move-in 3 bedrm end unit has so many pluses-par- quet flr(kit/dngrm), fin famrm & shower in ll, new pressure treated deck, remodled bathrms, newer applnces-subj to sellers finding new home

8. 2002-04-22
   listed $97,700 215-char remark

   Show marketing remark (215 chars)

   This nothing-to-do-but-move-in 3 bedrm end unit has so many pluses-par- quet flr(kit/dngrm), fin famrm & shower in ll, new pressure treated deck, remodled bathrms, newer applnces-subj to sellers finding new home

ⓘ 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: $27,525
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − HOA: −$3,840
• − Depreciation: −$5,815
• Taxable loss: −$1,730
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $1,742/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom need significant updates, and the exterior and interior walls could use some touch-ups.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen flooring — dated and in poor condition
• Major bathroom fixtures — old-fashioned and in poor condition
• Moderate exterior siding — weathered and in fair condition
• Moderate interior walls — some discoloration and in fair condition

Value-add opportunities

• Resale update kitchen cabinets and flooring — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers
• Both paint interior walls — improving the interior walls will make the home more appealing
• Both landscape and improve curb appeal — improving the landscaping will make the home more appealing

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen flooring · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · old-fashioned and in poor condition	Major	$15,000–50,000
exterior siding · weathered and in fair condition	Moderate	$3,000–15,000
interior walls · some discoloration and in fair condition	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Resale update kitchen cabinets and flooring — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathroom will attract more buyers ↑
• Both paint interior walls — improving the interior walls will make the home more appealing ↑
• Both landscape and improve curb appeal — improving the landscaping will make the home more appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+104.6% since first listed

8 events — show timeline

• 2026-05-19 Pending — Smart MLS
• 2026-05-08 Contingent — Smart MLS
• 2026-05-04 Relisted — Smart MLS
• 2026-03-31 Contingent — Smart MLS
• 2026-03-27 Listed $199,900 Smart MLS
• 2026-03-25 Coming Soon $199,900 Smart MLS
• 2002-06-21 Sold (MLS) $98,600 Smart MLS
• 2002-04-22 Listed $97,700 Smart MLS