276 Bruce Park Ave · Greenwich, CT 06830

$1,525,000

4 bd · 2.5 ba · 1,969 sqft · MultiFamily public records · 34 Days on market

Built 1904 6,098 sqft lot $775/sqft · 12% below area Est $1738k · 12% 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 +13.0/15.0
• Appreciation +8.4/10.0
• Schools +6.6/10.0
• Cash flow +5.1/30.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +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

This two-family Bruce Park home near the train and town center is an ideal opportunity for investors or owner-occupants. Unit A (700 SF) is gut-renovated with a custom kitchen featuring a Bertazzoni range, a Carrera marble bathroom with Kohler fixtures, and a functional split-level 1-2 bedroom layout. Unit B (1,200 SF) spans 2 floors, offering a living room, dining room combo area, eat-in kitchen, and bedroom with a full bath on the main level, plus a second bedroom, office/3rd bedroom option with full bath. Each unit has own washer/dryer. Located close distance to the Metro-North station and Greenwich Avenue shopping, this property offers exceptional accessibility and income potential.

Key facts

• Custom cabinetry
• Elegant bathroom
• Bertazoni range

Tags

• TWO-FAMILY HOME
• SIDE-BY-SIDE UNITS
• CUSTOM-DESIGNED KITCHEN
• BERTAZONI RANGE
• CUSTOM CABINETRY
• ELEGANT BATHROOM

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family 2-family property
• Construction: Frame construction; Concrete foundation; Yellow exterior color; Built living area approximately 1969 (per public record)
• Exterior features: Vinyl siding; Asphalt shingle roof; Located near library, medical facilities, public transportation, shopping/mall and walk-to bus lines

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating fueled by natural gas; Split system cooling; 50-gallon hot water tank
• Interior features: Partial unfinished basement; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $1.52M.

Deal economics

• At list price, monthly cash flow is $-4k ($-42k/yr) — negative. Per door: $-2k/mo.
• To cash-flow at today's rent, offer at most $901k (40.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $705k (53.8% below list).
• Recommended offer: $705k (53.8% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 1.1% in Greenwich — 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 80/100 on livability (#23 in CT, #1,655 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities D, cost of living F.
• Greenwich School District (suburban): math 64% / reading 73% proficiency, ranked #12 of 153 in CT (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Julian Curtiss School (math 52% / reading 57%, grade C, #195 of 553 statewide, top 37%, 241 students, 41% FRL); Greenwich High School (math 59% / reading 78%, grade B, #23 of 194 statewide, top 12%, 2,668 students, 20% FRL) — zoned schools average 30% FRL vs 11% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 127 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $7,047/mo this rent would consume 58% of the median local household income ($147k/yr) (locally 1088% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $116k of equity ($11k loan paydown + $105k appreciation (6.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$185k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($1.48M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $770k; list at $1.52M implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $704,700 (53.8% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.46% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.93%
• DSCR: 0.56
• GRM: 18.0

CMA / ARV

• ARV (median comp): $1,738,496
• List price: $1,525,000
• Delta: -12.28%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

6.89% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.70×
• Total profit: $299,051
• Equity at exit: $1,046,021

10-year hold

• IRR: 11.0%
• Equity multiple: 3.44×
• Total profit: $1,042,570
• Equity at exit: $1,977,296

Cash invested: $427,000 (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 06830

• Home prices YoY: 4.1%
• Rents YoY: 3.4%
• Active inventory: 127
• Price-to-rent: 36.1×

Monthly cashflow live

• Estimated rent: $7,047 high
• Mortgage (P&I): −$7,997
• Tax from tax record: −$469 /mo · $5,632/yr
• Insurance: −$635
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,480
• Net cashflow: $-3,535

Break-even live

Break-even rent $11,522

Max offer price $900,547

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,046
Total (2 units)			$7,047

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: $381,250
• Closing costs: $45,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Bruce Park Ave Unit B Greenwich, CT	3.0	3.5	2270	$11,750	$5.18	14d	1	0.05mi
47 Indian Harbor Dr #7 Greenwich, CT	3.0	3.5	2200	$10,000	$4.55	43d	1	0.20mi
116 E Elm St Unit A Greenwich, CT	3.0	3.5	2150	$7,750	$3.60	3d	1	0.32mi
9 Sound View Ct Unit 2B Greenwich, CT	3.0	2.0	1300	$4,500	$3.46	3d	1	0.49mi
17 Circle Dr Greenwich, CT	3.0	3.0	1911	$7,500	$3.92	14d	1	0.69mi
14 Idar Ct Unit 1 Greenwich, CT	3.0	2.0	1500	$4,900	$3.27	43d	1	0.76mi
43 Church St Unit 1 Greenwich, CT	3.0	2.0	1319	$3,975	$3.01	21d	1	0.87mi
56 Old Field Point Rd Unit 4 Greenwich, CT	3.0	2.0	1800	$12,000	$6.67	3d	1	0.96mi
12 Artic St Unit 1 Greenwich, CT	3.0	2.0	1900	$4,850	$2.55	23d	1	1.21mi
7 Prescott Ln Greenwich, CT	3.0	2.5	1706	$8,250	$4.84	21d	1	1.22mi
9 Valleywood Rd Cos Cob, CT	5.0	3.0	2348	$13,500	$5.75	43d	1	1.26mi
16 Harold Ave Apt 2 Greenwich, CT	3.0	1.0	1686	$2,800	$1.66	43d	1	1.29mi
25 Alexander St Unit B Greenwich, CT	4.0	3.0	2550	$5,500	$2.16	43d	1	1.29mi
37 Gerry St Unit A Greenwich, CT	3.0	2.0	1700	$4,975	$2.93	43d	1	1.34mi
3 River Rd Unit 3 Cos Cob, CT	3.0	1.0	1500	$3,150	$2.10	43d	1	1.37mi
11 Annjim Dr Greenwich, CT	5.0	4.0	2417	$19,500	$8.07	14d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $1,525,000 Active 34 DOM
2. 2026-06-17
   days on market $1,525,000 Active 33 DOM
3. 2026-06-16
   days on market $1,525,000 Active 32 DOM
4. 2026-06-15
   days on market $1,525,000 Active 31 DOM
5. 2026-06-13
   days on market $1,525,000 Active 29 DOM
6. 2026-06-10
   days on market $1,525,000 Active 26 DOM
7. 2026-06-09
   days on market $1,525,000 Active 25 DOM
8. 2026-06-08
   days on market $1,525,000 Active 24 DOM
9. 2026-06-07
   days on market $1,525,000 Active 23 DOM
10. 2026-06-03
    days on market $1,525,000 Active 19 DOM
11. 2026-06-03
    days on market $1,525,000 Active 18 DOM
12. 2026-06-01
    days on market $1,525,000 Active 17 DOM
13. 2026-05-31
    days on market $1,525,000 Active 16 DOM
14. 2026-05-15
    listed $1,525,000 Active 1296-char remark
15. 2024-06-19
    historical $2,675
16. 2024-06-04
    listed $2,675
17. 2023-12-15
    historical $2,675
18. 2023-09-22
    listed $2,675
19. 2021-12-03
    soldstatus $770,000
20. 2021-12-02
    soldstatus $770,000 Closed 179-char remark

    Show marketing remark (179 chars)

    Great 2 family home in a great location. unit 1 has 2 bedrooms, kitchen , dining room, 1 1/2 baths , office , washer dryer. Unit 2 has small kitchen 2 bedrooms and 1 full bath.

21. 2021-12-02
    soldstatus $770,000 Closed

    Show marketing remark (179 chars)

    Great 2 family home in a great location. unit 1 has 2 bedrooms, kitchen , dining room, 1 1/2 baths , office , washer dryer. Unit 2 has small kitchen 2 bedrooms and 1 full bath.

22. 2021-11-29
    status Pending 179-char remark

    Show marketing remark (179 chars)

    Great 2 family home in a great location. unit 1 has 2 bedrooms, kitchen , dining room, 1 1/2 baths , office , washer dryer. Unit 2 has small kitchen 2 bedrooms and 1 full bath.

23. 2021-10-05
    historical Contingent Contract 179-char remark

    Show marketing remark (179 chars)

    Great 2 family home in a great location. unit 1 has 2 bedrooms, kitchen , dining room, 1 1/2 baths , office , washer dryer. Unit 2 has small kitchen 2 bedrooms and 1 full bath.

24. 2021-06-01
    price $825,000

    Show marketing remark (179 chars)

    Great 2 family home in a great location. unit 1 has 2 bedrooms, kitchen , dining room, 1 1/2 baths , office , washer dryer. Unit 2 has small kitchen 2 bedrooms and 1 full bath.

25. 2021-06-01
    price $825,000 179-char remark

    Show marketing remark (179 chars)

    Great 2 family home in a great location. unit 1 has 2 bedrooms, kitchen , dining room, 1 1/2 baths , office , washer dryer. Unit 2 has small kitchen 2 bedrooms and 1 full bath.

26. 2021-04-27
    price $875,000

    Show marketing remark (179 chars)

    Great 2 family home in a great location. unit 1 has 2 bedrooms, kitchen , dining room, 1 1/2 baths , office , washer dryer. Unit 2 has small kitchen 2 bedrooms and 1 full bath.

27. 2021-04-27
    price $875,000 179-char remark

    Show marketing remark (179 chars)

    Great 2 family home in a great location. unit 1 has 2 bedrooms, kitchen , dining room, 1 1/2 baths , office , washer dryer. Unit 2 has small kitchen 2 bedrooms and 1 full bath.

28. 2021-04-20
    listed $995,000 Active
29. 2021-03-15
    listed $995,000 Active 179-char remark

    Show marketing remark (179 chars)

    Great 2 family home in a great location. unit 1 has 2 bedrooms, kitchen , dining room, 1 1/2 baths , office , washer dryer. Unit 2 has small kitchen 2 bedrooms and 1 full bath.

ⓘ 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: $5,632 · $469/mo
• Projected year-2 tax: $19,134 · $1,594/mo
• Expected delta: +$13,502/yr (+$1,125/mo · 239.7%)

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,564
• − Mortgage interest: −$85,424
• − Property taxes: −$5,632
• − Insurance: −$7,625
• − Repairs & maintenance: −$6,765
• − Management: −$6,765
• − Depreciation: −$44,364
• Taxable loss: −$72,011
• Est. tax savings @ 24.0%: +$17,283
• After-tax cash flow: $-25,136/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: Greenwich School District
• NCES district ID: 0901710
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $129,257
• Composite: 65.67/100
• National rank: #461
• State rank: #12 of 153 in CT

Livability — Greenwich

• Score: 80/100
• State rank: #23
• US rank: #1655

Category grades

Amenities D Commute A- Cost of living F Crime A+ Employment A+ Housing C Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwich, CT
• County: Fairfield County · 765,532 people
• City population: 47,954
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 24,880
• Household income: $146,654
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1088.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 10% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.89%
• Current HPI: 173.5938
• Rent YoY: ▲ 3.36%
• Metro: Bridgeport-Stamford-Norwalk, 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

+53.3% since first listed

17 events — show timeline

• 2026-05-18 Listed $1,525,000 GMLS
• 2026-05-15 Listed $1,525,000 Smart MLS
• 2024-06-19 Rental Removed $2,675 NCBOR
• 2024-06-04 Listed for Rent $2,675 NCBOR
• 2023-12-15 Rental Removed $2,675 NCBOR
• 2023-09-22 Listed for Rent $2,675 NCBOR
• 2021-12-03 Sold (Public Records) $770,000 Public Records
• 2021-12-02 Sold (MLS) $770,000 Smart MLS
• 2021-12-02 Sold (MLS) $770,000 GMLS
• 2021-11-29 Pending — GMLS
• 2021-10-05 Contingent — GMLS
• 2021-06-01 Price Changed $825,000 Smart MLS
• 2021-06-01 Price Changed $825,000 GMLS
• 2021-04-27 Price Changed $875,000 Smart MLS
• 2021-04-27 Price Changed $875,000 GMLS
• 2021-04-20 Listed $995,000 Smart MLS
• 2021-03-15 Listed $995,000 GMLS

Property tax history

+2.6%/yr

Latest (2023): $5,632 · +0.9% YoY. Source: county tax records.