60 Gilmore St #21 · Bridgeport, CT 06608

$154,900

2 bd · 1.0 ba · 1,100 sqft · Condo · 251 Days on market

Built 1981 Fair condition $141/sqft · 24% below area Est $203k · 24% under $675/mo HOA · 33% of rent ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• 1% rule +8.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• DSCR +2.1/10.0
• Schools +0.9/10.0

Listing remarks MLS

Charming & cozy duplex style home nested in the heart of Bridgeport's East Side. Nice sized livingroom opens to eat in kitchen with sliders to expansive brick patio. Beautiful versital outdoor space with full vinyl privacy fencing. 2nd level offers 2 comfortable bedrooms and well apportioned bathroom. The third level is a huge multifunctioal area for 3rd bedroom/ master/ rec room... and makes this unit exceptional. This residence is for perfect for those seeking convenience and accessability.

Key facts

• Duplex style home
• $675 HOA
• Built 1981

Tags

• DUPLEX STYLE HOME
• EXPANSIVE BRICK PATIO
• FULL VINYL PRIVACY FENCING
• HUGE MULTIFUNCTIONAL AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (14.1% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $133k (14.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#15 in CT, #1,374 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, employment D+, schools D-.
• Bridgeport School District (urban): math 9% / reading 19% proficiency, ranked #151 of 153 in CT (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 106d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $2,019/mo this rent would consume 53% of the median local household income ($46k/yr) (locally 18% 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 $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major wind risk, 44% 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 $133,080 (14.1% 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 251 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.30% ✓
• Cap rate: 5.12%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $203,349
• List price: $154,900
• Delta: -23.83%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
843 Park Ave #843	1.22mi	2/1.5	1,122 (+2%)	2mo	$323,000	$288	58
1789 Central Ave	0.85mi	3/1.0 (+1)	1,048 (-5%)	0mo	$270,000	$258	52
881 Lafayette Blvd Unit 5H	0.94mi	2/1.0	1,014 (-8%)	1mo	$279,999	$276	51
800 Seaview Ave Unit 770-2	0.59mi	2/2.5	1,200 (+9%)	2mo	$340,000	$283	50
1735 Central Ave	0.79mi	3/1.0 (+1)	1,031 (-6%)	2mo	$240,000	$233	48
37-39 Granfield Ave	1.27mi	2/2.0	1,008 (-8%)	3mo	$300,000	$298	45
73 Goddard Ave	1.14mi	3/1.0 (+1)	1,200 (+9%)	3mo	$225,000	$188	42
325 Lafayette St #4307	1.16mi	2/1.0	879 (-20%)	3mo	$168,000	$191	38
343 Hollister St	1.48mi	3/1.0 (+1)	1,250 (+14%)	2mo	$445,000	$356	36
38 White St	0.62mi	3/2.0 (+1)	1,300 (+18%)	2mo	$355,000	$273	35
160 Granfield Ave	1.27mi	3/1.5 (+1)	1,280 (+16%)	1mo	$315,000	$246	32
340 Jackson Ave	1.45mi	3/1.5 (+1)	1,288 (+17%)	2mo	$341,000	$265	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.80×
• Total profit: $77,982
• Equity at exit: $139,546

10-year hold

• IRR: 20.5%
• Equity multiple: 6.63×
• Total profit: $244,041
• Equity at exit: $300,937

Cash invested: $43,372 (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 →

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Median asking: $244,000 ($241/sqft)
• Median days on market: 82 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -23.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 06608

• Home prices YoY: 3.6%
• Rents YoY: 4.3%
• Active inventory: 48
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,019 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$675
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-151

Break-even live

Break-even rent $2,209

Max offer price $133,080

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-97	+0% $-151	+5% $-204	+10% $-258
Rent	-10% $-310	-5% $-231	+0% $-151	+5% $-71	+10% $9
Rate	-1.0pp $-73	-0.5pp $-111	base $-151	+0.5pp $-191	+1.0pp $-232

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: $38,725
• Closing costs: $4,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Hough Ave Unit 2 Bridgeport, CT	3.0	1.0	1465	$1,800	$1.23	88d	1	0.16mi
357 Nichols St Unit 2FL Bridgeport, CT	3.0	1.0	1425	$1,950	$1.37	9d	1	0.17mi
588-612 E Main St Unit 592 Bridgeport, CT	3.0	2.0	1000	$2,350	$2.35	93d	1	0.20mi
588-612 E Main St Unit 598 Bridgeport, CT	3.0	1.0	1400	$1,900	$1.36	6d	1	0.20mi
588-612 E Main St Unit 592 Bridgeport, CT	1.0	1.0	800	$1,650	$2.06	88d	1	0.20mi
588-612 E Main St Unit D Bridgeport, CT	2.0	1.0	750	$2,125	$2.83	139d	1	0.20mi
588-612 E Main St Unit 592 Bridgeport, CT	3.0	2.0	1400	$1,900	$1.36	5d	1	0.20mi
588-612 E Main St Unit 598 Bridgeport, CT	3.0	1.0	1000	$2,300	$2.30	110d	1	0.20mi
588-612 E Main St Unit 592 Bridgeport, CT	1.0	1.0	800	$1,450	$1.81	6d	1	0.20mi
588-612 E Main St Unit 598 Bridgeport, CT	2.0	1.0	750	$1,975	$2.63	106d	1	0.20mi
588-612 E Main St Unit 592 Bridgeport, CT	3.0	2.0	1000	$2,350	$2.35	110d	1	0.20mi
588-612 E Main St Unit 598 Bridgeport, CT	3.0	1.0	1000	$2,300	$2.30	93d	1	0.20mi
588-612 E Main St Unit 598 Bridgeport, CT	2.0	1.0	750	$1,750	$2.33	5d	1	0.20mi
588 E Main St Unit C Bridgeport, CT	3.0	1.0	1400	$2,475	$1.77	110d	1	0.21mi
515 E Main St Bridgeport, CT	3.0	2.0	800	$2,550	$3.19	139d	1	0.22mi
511 E Main St Bridgeport, CT	3.0	1.0	1100	$2,300	$2.09	9d	1	0.22mi
511 E Main St Bridgeport, CT	3.0	1.0	1100	$2,300	$2.09	139d	1	0.22mi
507 E Main St Bridgeport, CT	3.0	1.0	1120	$2,198	$1.96	139d	1	0.22mi
505 E Main St Bridgeport, CT	3.0	1.0	1120	$2,199	$1.96	139d	1	0.22mi
126 Burroughs St #130 Bridgeport, CT	3.0	1.0	906	$2,075	$2.29	119d	1	0.29mi
767 Maple St Unit 2 Bridgeport, CT	2.0	1.0	755	$1,700	$2.25	9d	1	0.44mi
463-465 Connecticut Ave Unit 3 Bridgeport, CT	2.0	1.0	820	$1,700	$2.07	119d	1	0.47mi
467 Connecticut Ave Unit 3 Bridgeport, CT	2.0	1.0	820	$1,700	$2.07	119d	1	0.47mi
1071 Pembroke St Unit 2B Bridgeport, CT	2.0	1.0	848	$1,750	$2.06	117d	1	0.48mi
1071 Pembroke St Unit 3D Bridgeport, CT	2.0	1.0	848	$1,750	$2.06	78d	1	0.48mi
202 6th St Unit 1st Fl Bridgeport, CT	3.0	1.0	1076	$2,100	$1.95	73d	1	0.48mi
55 E Main St Bridgeport, CT	3.0	1.0–3.0	1106	$6,604	$5.97	0d	169	0.49mi
166 6th St Bridgeport, CT	3.0	1.0	1100	$2,000	$1.82	88d	1	0.50mi
765 Arctic St Unit 1 Bridgeport, CT	3.0	1.0	1320	$2,400	$1.82	9d	1	0.50mi
245 Brooks St Unit 3R Bridgeport, CT	2.0	1.0	1000	$1,750	$1.75	119d	1	0.54mi
530 Jane St Unit 2 Bridgeport, CT	2.0	1.0	800	$2,150	$2.69	71d	1	0.54mi
273 Brooks St Bridgeport, CT	3.0	1.0	1219	$1,750	$1.44	9d	1	0.56mi
275 Brooks St #3 Bridgeport, CT	2.0	1.0	792	$1,500	$1.89	9d	1	0.56mi
62 Clifford St Bridgeport, CT	3.0	1.5	1134	$2,500	$2.20	119d	1	0.57mi
116 Knowlton St Unit 2C Bridgeport, CT	3.0	1.0	750	$1,200	$1.60	115d	1	0.58mi
1880 Seaview Ave Unit 3 Bridgeport, CT	1.0	1.0	1003	$1,300	$1.30	110d	1	0.59mi
222 Beardsley St Unit 3rd floor Bridgeport, CT	2.0	1.0	732	$2,000	$2.73	139d	1	0.61mi
222 Beardsley St Unit 2nd floor Bridgeport, CT	2.0	1.0	934	$2,000	$2.14	107d	1	0.61mi
647 Union Ave Unit 2 Bridgeport, CT	2.0	1.0	750	$1,675	$2.23	99d	1	0.62mi
279 Harriet St Bridgeport, CT	3.0	1.5	1392	$3,000	$2.16	119d	1	0.62mi

HOA detail $675/mo · $8,100/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $154,900 Active 251 DOM
2. 2026-09-23
   days on market $154,900 Active 250 DOM
3. 2026-09-22
   days on market $154,900 Active 249 DOM
4. 2026-09-21
   days on market $154,900 Active 248 DOM
5. 2026-09-20
   days on market $154,900 Active 247 DOM
6. 2026-09-19
   days on market $154,900 Active 246 DOM
7. 2026-09-18
   days on market $154,900 Active 245 DOM
8. 2026-09-17
   days on market $154,900 Active 244 DOM
9. 2026-09-16
   days on market $154,900 Active 243 DOM
10. 2026-09-15
    days on market $154,900 Active 242 DOM
11. 2026-09-14
    days on market $154,900 Active 241 DOM
12. 2026-09-13
    days on market $154,900 Active 240 DOM
13. 2026-09-12
    days on market $154,900 Active 239 DOM
14. 2026-09-11
    days on market $154,900 Active 238 DOM
15. 2026-09-05
    days on market $154,900 Active 232 DOM
16. 2026-09-04
    days on market $154,900 Active 231 DOM
17. 2026-09-03
    days on market $154,900 Active 230 DOM
18. 2026-08-31
    days on market $154,900 Active 227 DOM
19. 2026-08-30
    days on market $154,900 Active 226 DOM
20. 2026-08-29
    days on market $154,900 Active 225 DOM
21. 2026-08-28
    days on market $154,900 Active 224 DOM
22. 2026-08-27
    days on market $154,900 Active 223 DOM
23. 2026-08-26
    days on market $154,900 Active 222 DOM
24. 2026-08-25
    days on market $154,900 Active 221 DOM
25. 2026-08-24
    days on market $154,900 Active 220 DOM
26. 2026-08-23
    days on market $154,900 Active 219 DOM
27. 2026-08-22
    days on market $154,900 Active 218 DOM
28. 2026-08-21
    days on market $154,900 Active 217 DOM
29. 2026-08-20
    days on market $154,900 Active 216 DOM
30. 2026-08-19
    days on market $154,900 Active 215 DOM
31. 2026-08-18
    days on market $154,900 Active 214 DOM
32. 2026-08-17
    days on market $154,900 Active 213 DOM
33. 2026-08-16
    days on market $154,900 Active 212 DOM
34. 2026-08-15
    days on market $154,900 Active 211 DOM
35. 2026-08-15
    days on market $154,900 Active 210 DOM
36. 2026-08-13
    days on market $154,900 Active 209 DOM
37. 2026-08-12
    days on market $154,900 Active 208 DOM
38. 2026-08-11
    days on market $154,900 Active 207 DOM
39. 2026-08-10
    days on market $154,900 Active 206 DOM
40. 2026-08-09
    days on market $154,900 Active 205 DOM
41. 2026-08-08
    days on market $154,900 Active 204 DOM
42. 2026-08-07
    days on market $154,900 Active 203 DOM
43. 2026-08-06
    days on market $154,900 Active 202 DOM
44. 2026-08-05
    days on market $154,900 Active 201 DOM
45. 2026-08-04
    days on market $154,900 Active 200 DOM
46. 2026-08-03
    days on market $154,900 Active 199 DOM
47. 2026-07-31
    days on market $154,900 Active 196 DOM
48. 2026-07-30
    days on market $154,900 Active 194 DOM
49. 2026-07-28
    days on market $154,900 Active 193 DOM
50. 2026-07-26
    days on market $154,900 Active 191 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,223
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − HOA: −$8,100
• − Depreciation: −$4,506
• Taxable loss: −$4,034
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $-841/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 Est. rehab $27,500–$49,500 screening

This home requires moderate renovations to improve its condition and appeal. Key updates include fresh paint, new kitchen cabinets, and updated bathroom fixtures.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Minor exterior paint — some fading

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale update bathroom fixtures — new fixtures enhance functionality and aesthetics ↑
• Resale repair exterior paint — fresh paint enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 8/100

Zoned Schools

Elementary Waltersville School F CT #500/553 Nat'l #38,100/41,679 High Warren Harding High School F CT #192/194 Nat'l #16,861/17,239

Schools (NCES district)

• District: Bridgeport School District
• NCES district ID: 0900450
• Math proficiency: 9% ▼ -7.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $41,507
• Composite: 12.09/100
• National rank: #9656
• State rank: #151 of 153 in CT

A Composite livability gradescore 81/100

Livability — Bridgeport

• Score: 81/100
• State rank: #15
• US rank: #1374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeport, CT
• County: Fairfield County · 765,532 people
• City population: 149,153
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 12,146
• Household income: $45,754
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 18% of renters

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Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Black 22% Two or more races 19% White 4% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 32% Cuban 1% Dominican 14%
• Common ancestry: Hispanic 1% Russian 1% Estonian 0%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 33% English-only · Spanish 56% French/Haitian/Cajun 4% Other Asian/Pacific 3%

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Political lean MEDSL · Greater Bridgeport

• 2024 margin: Strong D (+23.3) · D 60.9% · R 37.6% · Other 1.5%
• All cycles: 2024: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.29%
• Current HPI: 530.5125
• Rent YoY: ▲ 4.35%
• Metro: Bridgeport-Stamford-Norwalk, CT
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

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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

-8.1% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $169,900 Smart MLS
• 2026-01-16 Listed $184,900 Smart MLS