60 Gilmore St #21 · Bridgeport, CT 06608

$169,900

2 bd · 1.0 ba · 1,100 sqft · Condo · 153 Days on market

Built 1981 Fair condition $154/sqft · 20% below area Est $212k · 20% 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 +7.3/30.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• DSCR +1.5/10.0
• Schools +1.2/10.0

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 $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (19.2% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $137k (19.2% 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); 30 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2,055/mo this rent would consume 54% of the median local household income ($46k/yr) (locally 910% 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 $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($150k) 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 $137,250 (19.2% 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 153 days. Have you received any prior offers? Is the seller open to a 19% 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: 1.21% ✓
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 6.9

CMA / ARV

• ARV (median comp): $211,989
• List price: $169,900
• Delta: -19.85%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.0%
• Equity multiple: 2.71×
• Total profit: $81,436
• Equity at exit: $153,059

10-year hold

• IRR: 19.6%
• Equity multiple: 6.42×
• Total profit: $258,068
• Equity at exit: $330,078

Cash invested: $47,572 (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 06608

• Home prices YoY: 3.6%
• Rents YoY: 4.3%
• Active inventory: 30
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$675
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-226

Break-even live

Break-even rent $2,341

Max offer price $137,250

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
588-612 E Main St Unit D Bridgeport, CT	2.0	1.0	750	$2,125	$2.83	43d	1	0.20mi
588-612 E Main St Unit 592 Bridgeport, CT	3.0	2.0	1000	$2,350	$2.35	14d	1	0.20mi
588-612 E Main St Unit 598 Bridgeport, CT	3.0	1.0	1000	$2,300	$2.30	14d	1	0.20mi
588-612 E Main St Unit 598 Bridgeport, CT	2.0	1.0	750	$1,975	$2.63	10d	1	0.20mi
588 E Main St Unit C Bridgeport, CT	3.0	1.0	1400	$2,475	$1.77	14d	1	0.21mi
515 E Main St Bridgeport, CT	3.0	2.0	800	$2,550	$3.19	43d	1	0.22mi
511 E Main St Bridgeport, CT	3.0	1.0	1100	$2,300	$2.09	43d	1	0.22mi
507 E Main St Bridgeport, CT	3.0	1.0	1120	$2,198	$1.96	43d	1	0.22mi
505 E Main St Bridgeport, CT	3.0	1.0	1120	$2,199	$1.96	43d	1	0.22mi
126 Burroughs St #130 Bridgeport, CT	3.0	1.0	906	$2,075	$2.29	23d	1	0.29mi
463-465 Connecticut Ave Unit 3 Bridgeport, CT	2.0	1.0	820	$1,700	$2.07	23d	1	0.47mi
467 Connecticut Ave Unit 3 Bridgeport, CT	2.0	1.0	820	$1,700	$2.07	23d	1	0.47mi
1071 Pembroke St Unit 2B Bridgeport, CT	2.0	1.0	848	$1,750	$2.06	21d	1	0.48mi
55 E Main St Bridgeport, CT	3.0	1.0–3.0	1115	$6,712	$6.02	3d	189	0.49mi
166 6th St Bridgeport, CT	3.0	1.0	1100	$2,300	$2.09	19d	1	0.50mi
245 Brooks St Unit 3R Bridgeport, CT	2.0	1.0	1000	$1,750	$1.75	23d	1	0.54mi
530 Jane St Unit 2 Bridgeport, CT	2.0	1.0	800	$2,200	$2.75	43d	1	0.54mi
62 Clifford St Bridgeport, CT	3.0	1.5	1134	$2,500	$2.20	23d	1	0.57mi
116 Knowlton St Unit 2C Bridgeport, CT	3.0	1.0	750	$1,200	$1.60	19d	1	0.58mi
1880 Seaview Ave Unit 3 Bridgeport, CT	1.0	1.0	1003	$1,300	$1.30	14d	1	0.59mi
222 Beardsley St Unit 3rd floor Bridgeport, CT	2.0	1.0	732	$2,000	$2.73	43d	1	0.61mi
222 Beardsley St Unit 2nd floor Bridgeport, CT	2.0	1.0	934	$2,000	$2.14	11d	1	0.61mi
647 Union Ave Unit 2 Bridgeport, CT	2.0	1.0	750	$1,675	$2.23	3d	1	0.62mi
279 Harriet St Bridgeport, CT	3.0	1.5	1392	$3,000	$2.16	23d	1	0.62mi
619 Shelton St Fl R Bridgeport, CT	2.0	1.0	837	$2,050	$2.45	43d	1	0.62mi
601 Newfield Ave Bridgeport, CT	3.0	1.0	1047	$2,300	$2.20	43d	1	0.62mi
1525 Central Ave Bridgeport, CT	1.0	1.0	625	$1,550	$2.48	43d	3	0.62mi
184 Park St Bridgeport, CT	2.0	1.0	1200	$2,000	$1.67	43d	1	0.63mi
1248 Pembroke St Unit First Bridgeport, CT	3.0	1.0	1000	$1,950	$1.95	21d	1	0.63mi
1248 Pembroke St Bridgeport, CT	3.0	1.0	1000	$1,850	$1.85	23d	1	0.63mi
1254 Pembroke St Unit 1st Floor Bridgeport, CT	2.0	1.0	738	$1,850	$2.51	14d	1	0.64mi
127 Eagle St Bridgeport, CT	2.0	1.0	1000	$2,000	$2.00	43d	1	0.66mi
1102 Main St Unit 1 Bridgeport, CT	2.0	1.0	1117	$1,700	$1.52	43d	1	0.66mi
13 Armstrong Pl Unit 2 Bridgeport, CT	3.0	1.0	1029	$1,700	$1.65	43d	1	0.67mi
1269 Main St Bridgeport, CT	2.0	2.0	980	$2,350	$2.40	43d	1	0.69mi
991 Main St Bridgeport, CT	1.0	1.0	751	$1,675	$2.23	43d	1	0.70mi
476 Brooks St Unit 2-478 Bridgeport, CT	2.0	1.0	963	$1,750	$1.82	23d	1	0.74mi
1415 Stratford Ave Bridgeport, CT	2.0	1.0	1260	$2,300	$1.83	43d	1	0.75mi
1400 Stratford Ave Bridgeport, CT	2.0	1.0	950	$2,000	$2.11	43d	1	0.75mi
1150 Ogden Street Ext Unit 305 Bridgeport, CT	1.0	1.0	780	$1,425	$1.83	43d	1	0.77mi

HOA detail condo

• Monthly dues: $675 · $8,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $169,900 Active 153 DOM
2. 2026-06-17
   days on market $169,900 Active 152 DOM
3. 2026-06-16
   days on market $169,900 Active 151 DOM
4. 2026-06-15
   days on market $169,900 Active 150 DOM
5. 2026-06-13
   days on market $169,900 Active 148 DOM
6. 2026-06-13
   days on market $169,900 Active 147 DOM
7. 2026-06-10
   days on market $169,900 Active 145 DOM
8. 2026-06-09
   days on market $169,900 Active 144 DOM
9. 2026-06-08
   days on market $169,900 Active 143 DOM
10. 2026-06-07
    days on market $169,900 Active 142 DOM
11. 2026-06-05
    days on market $169,900 Active 139 DOM
12. 2026-06-03
    days on market $169,900 Active 138 DOM
13. 2026-06-03
    days on market $169,900 Active 137 DOM
14. 2026-06-01
    days on market $169,900 Active 136 DOM
15. 2026-05-31
    days on market $169,900 Active 135 DOM
16. 2026-04-03
    price $169,900 501-char remark

    Show marketing remark (501 chars)

    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.

17. 2026-01-16
    listed $184,900 Active 501-char remark

    Show marketing remark (501 chars)

    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.

ⓘ 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: $24,661
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$8,100
• − Depreciation: −$4,943
• Taxable loss: −$5,242
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $-1,449/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
exterior paint · some fading	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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: 910.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

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%

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

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