33 Washington St · Bristol, CT 06062

$345,000

4 bd · 2.5 ba · 1,282 sqft · SingleFamily public records · 11 Days on market

Built 1950 0.26 ac lot Est $322k · 7% over

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Why this score? — see what drove the F 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 +5.0/30.0
• ARV discount +4.3/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice cape with first floor fireplaced family room-dining rm and-new windows-1bdrm on first floor-appliances sold in as-is condition interior freshly painted - hardwood floors throughout-2 fireplaces

Key facts

• 0.26 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water connected; Public sewer connected; Sewer usage fee applies annually
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding; Built as a single-family residence
• Exterior features: Chain-link fenced yard; Level lot

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher
• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Hot air heating fueled by natural gas; Central air conditioning
• Interior features: Seven total rooms; Two fireplaces; Full, fully finished basement; Bonus room
• Laundry & utility: Washer; Electric dryer; 40-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-815 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (41.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (41.2% below list).
• Recommended offer: $201k (41.7% below list) — sets the bar for cash-flow.

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.
• Plainville School District (suburban): math 40% / reading 58% proficiency, ranked #82 of 153 in CT (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plainville High School (math 42% / reading 62%, grade D+, #80 of 194 statewide, top 44%, 686 students, 42% FRL) — zoned schools average 42% FRL vs 23% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $137k; list at $345k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $201,003 (41.7% 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 1950 — 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: 0.59% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.13%
• DSCR: 0.55
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $321,782
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Hemingway St	0.22mi	3/1.0 (-1)	1,304 (+2%)	4mo	$340,000	$261	73
56 Bohemia St	0.49mi	4/1.5	1,290 (+1%)	6mo	$320,000	$248	67
25 Lincoln St	0.14mi	4/1.0	1,159 (-10%)	8mo	$325,888	$281	65
269 W Main St	0.56mi	4/2.0	1,260 (-2%)	7mo	$280,000	$222	63
1 S Canal St	0.22mi	3/2.0 (-1)	1,094 (-15%)	5mo	$175,000	$160	54
18 Homestead Ave	0.57mi	3/2.0 (-1)	1,344 (+5%)	8mo	$360,000	$268	52
9 Walter Pl	0.70mi	4/1.5	1,300 (+1%)	12mo	$315,000	$242	51
19 Maple St	0.72mi	4/2.5	1,396 (+9%)	3mo	$350,000	$251	49
62 Marion St	0.74mi	3/2.0 (-1)	1,316 (+3%)	8mo	$315,992	$240	47
6 Bruce Ave	0.68mi	3/2.0 (-1)	1,218 (-5%)	8mo	$320,000	$263	46
84 Overlook Ave	0.67mi	3/2.0 (-1)	1,206 (-6%)	10mo	$350,000	$290	44
34 Forest St	0.63mi	3/1.0 (-1)	1,426 (+11%)	10mo	$350,000	$245	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -34.5%
• Equity multiple: -0.12×
• Total profit: $-107,769
• Equity at exit: $51,441

10-year hold

• IRR: -44.3%
• Equity multiple: -0.66×
• Total profit: $-160,484
• Equity at exit: $29,829

Cash invested: $96,600 (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 06062

• Active inventory: 41
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$466 /mo · $5,587/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-815

Break-even live

Break-even rent $3,061

Max offer price $201,003

Occupancy floor —

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-20
   status Under Contract
2. 2026-04-10
   listed $345,000 Active
3. 2026-03-28
   historical $345,000
4. 2002-11-01
   soldstatus $137,000
5. 2002-10-30
   soldstatus $137,000 198-char remark

   Show marketing remark (198 chars)

   Nice cape with first floor fireplaced family room-dining rm and-new windows-1bdrm on first floor-appliances sold in as-is condition interior freshly painted - hardwood floors throughout-2 fireplaces

6. 2002-09-07
   listed $134,900 198-char remark

   Show marketing remark (198 chars)

   Nice cape with first floor fireplaced family room-dining rm and-new windows-1bdrm on first floor-appliances sold in as-is condition interior freshly painted - hardwood floors throughout-2 fireplaces

ⓘ 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: $5,587 · $466/mo
• Projected year-2 tax: $6,485 · $540/mo
• Expected delta: +$898/yr (+$75/mo · 16.1%)

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

Taxation est. · year 1

• Rental income: $24,356
• − Mortgage interest: −$19,325
• − Property taxes: −$5,587
• − Insurance: −$1,725
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − Depreciation: −$10,036
• Taxable loss: −$16,215
• Est. tax savings @ 24.0%: +$3,892
• After-tax cash flow: $-5,890/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: Plainville School District
• NCES district ID: 0903300
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $60,758
• Composite: 42.92/100
• National rank: #3117
• State rank: #82 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

• City population: 61,684
• Population (ZIP): 17,499

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 18% Lithuanian 10% Italian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Russian/Polish/Slavic 7% Spanish 7% Other Indo-European 3%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -241.12%
• Current HPI: 245.3485
• Rent YoY: —
• Metro: —
• 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

+155.7% since first listed

6 events — show timeline

• 2026-04-20 Pending — Smart MLS
• 2026-04-10 Listed $345,000 Smart MLS
• 2026-03-28 Coming Soon $345,000 Smart MLS
• 2002-11-01 Sold (Public Records) $137,000 Public Records
• 2002-10-30 Sold (MLS) $137,000 Smart MLS
• 2002-09-07 Listed $134,900 Smart MLS

Property tax history

+2.8%/yr

Latest (2025): $5,587 · +5.3% YoY. Source: county tax records.