1384 West St · Bristol, CT 06489

$299,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 169 Days on market

Built 1938 0.86 ac lot $298/sqft · 27% below area Est $412k · 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
• Schools +5.2/10.0
• Livability +4.0/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this quaint 3 bed 1 bath property conveniently located. This house offers so much potential. Schedule your showing today to see for yourself!

Key facts

• 0.86 acre lot
• Built 1938
• Listed 169 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (25.9% below list).
• Recommended offer: $222k (25.9% 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.
• Southington School District (suburban): math 52% / reading 64% proficiency, ranked #51 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Thalberg Elementary School (math 52% / reading 56%, grade C, #207 of 553 statewide, top 38%, 431 students, 19% FRL); Joseph A. Depaolo Middle School (math 43% / reading 63%, grade C+, #71 of 175 statewide, top 41%, 694 students, 24% FRL); Southington High School (math 48% / reading 68%, grade C, #50 of 194 statewide, top 25%, 1,945 students, 22% FRL).
• Market conditions: 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $300k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $222,146 (25.9% 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. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.74% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 11.3

CMA / ARV

• ARV (median comp): $411,663
• List price: $299,900
• Delta: -27.15%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Welch Rd	0.68mi	2/1.0 (-1)	936 (-7%)	9mo	$350,000	$374	44

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-63,242
• Equity at exit: $44,716

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-73,985
• Equity at exit: $25,930

Cash invested: $83,972 (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 06489

• Active inventory: 111
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$287 /mo · $3,443/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-230

Break-even live

Break-even rent $2,512

Max offer price $259,336

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-145	+0% $-230	+5% $-315	+10% $-399
Rent	-10% $-405	-5% $-317	+0% $-230	+5% $-142	+10% $-54
Rate	-1.0pp $-79	-0.5pp $-153	base $-230	+0.5pp $-307	+1.0pp $-386

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
273 Queen St Unit 16F Southington, CT	2.0	1.5	920	$1,920	$2.09	25d	1	1.42mi

Listing history 6 events

1. 2026-05-14
   price $299,900 157-char remark

   Show marketing remark (157 chars)

   Welcome home to this quaint 3 bed 1 bath property conveniently located. This house offers so much potential. Schedule your showing today to see for yourself!

2. 2026-04-16
   price $322,000 157-char remark

   Show marketing remark (157 chars)

   Welcome home to this quaint 3 bed 1 bath property conveniently located. This house offers so much potential. Schedule your showing today to see for yourself!

3. 2025-12-10
   listed $349,900 Active 157-char remark

   Show marketing remark (157 chars)

   Welcome home to this quaint 3 bed 1 bath property conveniently located. This house offers so much potential. Schedule your showing today to see for yourself!

4. 2012-02-27
   historical
5. 2011-02-27
   listed $208,000
6. 1988-08-26
   soldstatus $129,900

ⓘ 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: $3,443 · $287/mo
• Projected year-2 tax: $4,930 · $411/mo
• Expected delta: +$1,487/yr (+$124/mo · 43.2%)

ⓘ 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 5/10 Major 8 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,658
• − Mortgage interest: −$16,799
• − Property taxes: −$3,443
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − Depreciation: −$8,724
• Taxable loss: −$8,074
• Est. tax savings @ 24.0%: +$1,938
• After-tax cash flow: $-818/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: Southington School District
• NCES district ID: 0904230
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $81,467
• Composite: 52.38/100
• National rank: #1581
• State rank: #51 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

• County: Hartford County · 754,208 people
• City population: 61,684
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 32,706
• Household income: $126,465
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 513.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 7% Russian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -161.57%
• Current HPI: 179.8884
• Rent YoY: —
• 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

+130.9% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $299,900 Smart MLS
• 2026-04-16 Price Changed $322,000 Smart MLS
• 2025-12-10 Listed $349,900 Smart MLS
• 2012-02-27 Listing Removed — Smart MLS
• 2011-02-27 Listed $208,000 Smart MLS
• 1988-08-26 Sold (Public Records) $129,900 Public Records

Property tax history

+1.6%/yr

Latest (2025): $3,443 · +5.6% YoY. Source: county tax records.