75 Lawndale Ave · Bristol, CT 06010

$379,840

4 bd · 2.0 ba · 2,296 sqft · MultiFamily public records · 3 Days on market

Built 1965 5,227 sqft lot Est $381k · at est.

---

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 +21.0/30.0
• ARV discount +7.7/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Bring offers to this 2296 sq. ft., two unit duplex home with enclosed porch! Each 3 bed / 1 bath unit (1/2 bath in first unit) is over 1000sq. ft. Occupy one unit and generate income in the other. Located close to schools, downtown and highways.

Key facts

• In-unit laundry
• Two-family home
• Fenced-in yard

Tags

• TWO-FAMILY HOME
• IN-UNIT LAUNDRY
• DIRECT ACCESS TO BASEMENT
• SEPARATE EXTERIOR ACCESS
• DEDICATED BASEMENT AREA
• FENCED-IN YARD

Property features AI

Finance

• Financial info: Multi-family (2 units)

Exterior

• Parking: Driveway parking; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected; 30-gallon hot water tank; Natural gas service
• Home design: Two-family multi‑family property; Frame construction
• Construction: Aluminum siding; Asphalt shingle roof; Concrete foundation
• Exterior features: Enclosed porch; Open porch; Gutters; Level lot; Asphalt driveway

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 6 bedrooms total
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating (natural gas); Ceiling fans; Window AC units
• Interior features: Ceiling fans; Window units; Full, partially finished basement
• Laundry & utility: Basement laundry hook-ups; In-unit laundry hook-up for one unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.8-bath units multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive. Per door: $268/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Cap rate 8.0% 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: 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $3,999/mo this rent would consume 61% of the median local household income ($79k/yr) (locally 2172% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y ago; this cycle's ask is 130% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; list at $380k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $379,840

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $381,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Dudley St	0.24mi	4/2.0	2,450 (+7%)	15mo	$299,000	$122	65
26 Crown St	0.44mi	4/2.0	2,176 (-5%)	9mo	$367,000	$169	63
65 Melrose St	0.34mi	5/2.5 (+1)	2,346 (+2%)	13mo	$425,000	$181	63
20 George St	0.39mi	5/3.0 (+1)	2,352 (+2%)	11mo	$390,000	$166	60
21 Ward St	0.66mi	4/2.0	2,048 (-11%)	2mo	$340,000	$166	50
15 Carlson St	0.43mi	4/2.0	1,952 (-15%)	7mo	$373,000	$191	49
44 Jacobs St	0.66mi	4/2.0	2,520 (+10%)	8mo	$400,000	$159	46
306 Divinity St	0.63mi	4/2.0	2,054 (-10%)	8mo	$321,700	$157	46
21 Addison St	0.62mi	5/2.0 (+1)	2,078 (-10%)	6mo	$275,000	$132	45
42 Park St	0.48mi	5/3.0 (+1)	2,480 (+8%)	15mo	$388,000	$156	42
68 Center St	0.73mi	4/2.0	2,008 (-12%)	5mo	$325,000	$162	41
20 Center St	0.70mi	4/2.0	2,052 (-11%)	12mo	$370,000	$180	39

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-17,453
• Equity at exit: $56,635

10-year hold

• IRR: 8.0%
• Equity multiple: 1.67×
• Total profit: $71,774
• Equity at exit: $32,842

Cash invested: $106,355 (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: 15.8×

Monthly cashflow live

• Estimated rent: $3,999 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$474 /mo · $5,682/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $536

Break-even live

Break-even rent $3,321

Max offer price $379,840

Occupancy floor 82%

Sensitivity live

Price	-10% $751	-5% $643	+0% $536	+5% $428	+10% $321
Rent	-10% $220	-5% $378	+0% $536	+5% $693	+10% $851
Rate	-1.0pp $727	-0.5pp $632	base $536	+0.5pp $437	+1.0pp $337

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.8	$3,998
Total (2 units)			$3,999

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: $94,960
• Closing costs: $11,395
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Cottage St Apt 1 Bristol, CT	3.0	1.0	3168	$1,800	$0.57	3d	1	0.27mi
100 Main St Unit 307 Bristol, CT	3.0	2.0	1607	$2,700	$1.68	45d	1	0.54mi
22 Kelley St Bristol, CT	3.0	1.0	2231	$1,675	$0.75	45d	1	0.66mi
22 Kelley St Bristol, CT	3.0	1.0	2231	$1,675	$0.75	4d	1	0.66mi
30 High St Unit 36H 2ND Bristol, CT	4.0	1.5	2133	$2,550	$1.20	17d	1	0.76mi
36 High St Bristol, CT	4.0	1.0	2286	$2,500	$1.09	4d	1	0.76mi
134 Queen St Bristol, CT	4.0	2.0	2764	$2,800	$1.01	45d	1	0.99mi

Listing history 3 events

1. 2026-06-21
   days on market $379,840 Coming Soon 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $379,840 Coming Soon 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: $5,682 · $474/mo
• Projected year-2 tax: $6,905 · $575/mo
• Expected delta: +$1,223/yr (+$102/mo · 21.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 17 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: $47,988
• − Mortgage interest: −$21,277
• − Property taxes: −$5,682
• − Insurance: −$1,899
• − Repairs & maintenance: −$3,839
• − Management: −$3,839
• − Depreciation: −$11,050
• Taxable income: $402
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $6,330/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

+80.9% since first listed

23 events — show timeline

• 2026-06-19 Coming Soon $379,840 Smart MLS
• 2016-10-26 Sold (Public Records) $155,000 Public Records
• 2016-10-26 Sold (Public Records) $155,000 Public Records
• 2016-10-20 Sold (MLS) $155,000 Smart MLS
• 2016-09-01 Listing Removed — Smart MLS
• 2016-05-18 Listed $165,000 Smart MLS
• 2016-05-17 Listing Removed — Smart MLS
• 2016-03-03 Listed $165,000 Smart MLS
• 2015-12-31 Listing Removed — Smart MLS
• 2015-10-02 Listed $165,000 Smart MLS
• 2015-10-01 Listing Removed — Smart MLS
• 2015-06-12 Listed $165,000 Smart MLS
• 2015-05-23 Listing Removed — Smart MLS
• 2015-02-25 Listed $179,900 Smart MLS
• 2008-06-09 Sold (Public Records) $190,000 Public Records
• 2006-09-11 Sold (Public Records) $210,000 Public Records
• 2006-09-11 Sold (Public Records) $210,000 Public Records
• 2006-09-08 Sold (MLS) $210,000 Smart MLS
• 2006-06-26 Listed $219,900 Smart MLS
• 2006-05-04 Listing Removed — Smart MLS
• 2006-04-10 Listed $199,000 Smart MLS
• 2006-03-31 Listing Removed — Smart MLS
• 2006-01-19 Listed $210,000 Smart MLS

Property tax history

+2.5%/yr

Latest (2025): $5,682 · +6.0% YoY. Source: county tax records.