135 Sixth Ave · Stratford, CT 06615

$505,000

3 bd · 1.0 ba · 1,373 sqft · SingleFamily public records · 10 Days on market

Built 1953 7,405 sqft lot Est $538k · 6% 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).

• Cash flow +16.2/30.0
• ARV discount +10.3/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Lordship! Lovingly maintained by the same family since 1965, this charming Cape Cod-style home is ready for its next chapter. Tucked away on a quiet dead-end street, the property enjoys a peaceful setting w/ LI Sound & marsh views from 1st flr BR, Kitchen & the backyard & is just steps from Long Beach & the shoreline. Inside, hardwood flooring runs throughout most of the home. The main level features a spacious living room & dining area, an eat-in kitchen with direct access to the backyard, a primary bedroom, & a full bath. Upstairs offers two additional bedrooms, providing flexibility for family, guests, or a home office. Beyond the home itself

Key facts

• Marsh views
• Waterfront community
• Lordship seawall

Tags

• MARSH VIEWS
• WATERFRONT COMMUNITY
• LORDSHIP SEAWALL
• MILES OF SHORELINE
• EAT-IN KITCHEN
• DIRECT ACCESS TO BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1); Paved private driveway; Total of 3 parking spaces
• Utilities: Public water connected; Public sewer connected; Oil fuel (tank in basement)
• Home design: Single-family home
• Construction: Frame construction with vinyl siding; Asphalt shingle roof; Concrete foundation; Gray exterior color
• Exterior features: Gutters; Level lot with water view; within a water community and walking distance to water; Nearby amenities: basketball court, golf course, health club, library, medical facilities, park, playground/tot lot, shopping/mall

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Hot air heating (oil-fired) with oil hot water
• Interior features: Cable available; Full unfinished basement with concrete floor and storage; Attic with crawl space and storage
• Laundry & utility: Washer and dryer included; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $505k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $474k (6.2% below list).
• Recommended offer: $474k (6.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#56 in CT, #3,523 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: commute F.
• Stratford School District (urban): math 22% / reading 38% proficiency, ranked #122 of 153 in CT (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lordship School (math 22% / reading 32%, grade F, #401 of 553 statewide, top 74%, 177 students, 48% FRL); David Wooster Middle School (math 18% / reading 40%, grade F, #143 of 175 statewide, top 83%, 539 students, 51% FRL); Stratford High School (math 19% / reading 46%, grade F, #125 of 194 statewide, top 66%, 1,127 students, 45% FRL) — zoned schools average 48% FRL vs 31% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 76 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $4,737/mo this rent would consume 70% of the median local household income ($82k/yr) (locally 507% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $473,708 (6.2% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $538,216
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Jefferson St	0.45mi	3/2.0	1,342 (-2%)	10mo	$560,000	$417	63
184 Pauline St	0.51mi	3/1.5	1,466 (+7%)	0mo	$582,000	$397	62
131 5th Ave	0.06mi	3/2.0	1,483 (+8%)	22mo	$550,000	$371	61
251 2nd Ave	0.27mi	4/1.0 (+1)	1,451 (+6%)	22mo	$411,156	$283	54
275 Washington Pkwy	0.35mi	3/1.5	1,532 (+12%)	11mo	$600,000	$392	53
545 Washington Pkwy	0.50mi	2/1.5 (-1)	1,288 (-6%)	17mo	$442,000	$343	45
305 1st Ave	0.43mi	3/2.0	1,221 (-11%)	20mo	$560,000	$459	41
186 Jefferson St	0.49mi	2/1.5 (-1)	1,205 (-12%)	13mo	$655,000	$544	39
130 Grove St	0.68mi	4/2.0 (+1)	1,520 (+11%)	13mo	$524,000	$345	31

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-64,815
• Equity at exit: $75,297

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-34,354
• Equity at exit: $43,663

Cash invested: $141,400 (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 06615

• Active inventory: 76
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,737 medium
• Mortgage (P&I): −$2,648
• Tax from tax record: −$617 /mo · $7,409/yr
• Insurance: −$210
• HOA: −$0
• Vacancy / Maint / Mgmt: −$995
• Net cashflow: $266

Break-even live

Break-even rent $4,400

Max offer price $505,000

Occupancy floor 89%

Sensitivity live

Price	-10% $552	-5% $409	+0% $266	+5% $123	+10% $-20
Rent	-10% $-108	-5% $79	+0% $266	+5% $453	+10% $640
Rate	-1.0pp $521	-0.5pp $395	base $266	+0.5pp $135	+1.0pp $2

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: $126,250
• Closing costs: $15,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Shoreline Dr #15 Stratford, CT	2.0	1.0	1344	$8,000	$5.95	25d	1	0.43mi
164 Meadowview Ave Stratford, CT	3.0	1.5	1188	$2,800	$2.36	45d	1	1.38mi

Listing history 8 events

1. 2026-06-21
   days on market $505,000 Active 10 DOM
2. 2026-06-18
   days on market $505,000 Active 7 DOM
3. 2026-06-17
   days on market $505,000 Active 6 DOM
4. 2026-06-16
   days on market $505,000 Active 5 DOM
5. 2026-06-15
   days on market $505,000 Active 4 DOM
6. 2026-06-13
   days on market $505,000 Active 2 DOM
7. 2026-06-13
   remarks 675-char remark
8. 2026-06-13
   listed $505,000 Active 1 DOM

ⓘ 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: $7,409 · $617/mo
• Projected year-2 tax: $9,108 · $759/mo
• Expected delta: +$1,699/yr (+$142/mo · 22.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $56,845
• − Mortgage interest: −$28,288
• − Property taxes: −$7,409
• − Insurance: −$2,525
• − Repairs & maintenance: −$4,548
• − Management: −$4,548
• − Depreciation: −$14,691
• Taxable loss: −$5,163
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $4,433/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: Stratford School District
• NCES district ID: 0904440
• Math proficiency: 22% ▼ -12.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $67,912
• Composite: 27.85/100
• National rank: #6877
• State rank: #122 of 153 in CT

Livability — Stratford

• Score: 76/100
• State rank: #56
• US rank: #3523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lordship, CT
• County: Fairfield County · 765,532 people
• City population: 17,136
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 17,136
• Household income: $81,534
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 507.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 18% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 13%
• Common ancestry: Romanian 5% Hispanic 3% Lithuanian 2%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 74% English-only · Spanish 17% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -359.68%
• Current HPI: 230.0031
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-11 Listed $505,000 Smart MLS

Property tax history

-0.2%/yr

Latest (2023): $7,409 · +1.9% YoY. Source: county tax records.