282 Marlborough Ter · Fairfield, CT 06825

$719,000

3 bd · 2.5 ba · 2,027 sqft · MultiFamily public records · 30 Days on market

Built 1937 10,018 sqft lot Est $604k · 19% over

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Why this score? — see what drove the F 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 +13.2/30.0
• Schools +6.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +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

A unique opportunity to own this side-by-side two-family home in a sought-after neighborhood. Offering exceptional value and versatility, this property is ideal for investors, owner-occupants, or multigenerational living. Unit One features a bright and inviting living room, Bedroom, an eat-in kitchen, and a full bath. Filled with natural light, the space offers a warm, comfortable atmosphere with direct access to a private patio and shared fenced yard-perfect for relaxing or entertaining. Unit Two offers two generously sized bedrooms, a spacious eat-in kitchen with in-unit laundry, and two full baths. The large living room with a cozy fireplace creates a welcoming centerpiece, while the thr

Key facts

• Well maintained yard
• Three season room
• Private driveway

Tags

• PRIVATE PATIO
• IN UNIT LAUNDRY
• THREE SEASON ROOM
• WELL MAINTAINED YARD
• PRIVATE DRIVEWAY

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Paved surfaces; Off-street parking (total 4 spaces)
• Utilities: Public water connected; Public sewer connected; Sewer assessed annually
• Home design: Multi-family property (2-family); Frame construction; Yellow exterior
• Construction: Asphalt shingle roof; Vinyl siding; Concrete foundation
• Exterior features: Patio; Grill; Gutters; Sloping lot; Beach rights

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Wall unit cooling; Heat fuel: Natural gas, oil, and propane; 40-gallon hot water tank (in basement)
• Interior features: 8 total rooms; One fireplace; Crawl space and full basement
• Laundry & utility: Washer/Dryer in some units; Laundry located in main floor unit 2

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $719k.

Deal economics

• At list price, monthly cash flow is $-7 ($-79/yr) — negative. Per door: $-3/mo.
• To cash-flow at today's rent, offer at most $718k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $596k (17.1% below list).
• Recommended offer: $596k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Fairfield School District (suburban): math 61% / reading 72% proficiency, ranked #21 of 153 in CT (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Mckinley School (math 47% / reading 54%, grade D+, #234 of 553 statewide, top 42%, 433 students, 49% FRL); Tomlinson Middle School (math 40% / reading 63%, grade C, #77 of 175 statewide, top 44%, 621 students, 30% FRL); Fairfield Warde High School (math 52% / reading 73%, grade B-, #39 of 194 statewide, top 20%, 1,418 students, 25% FRL) — zoned schools average 35% FRL vs 7% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 95 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $5,958/mo this rent would consume 53% of the median local household income ($136k/yr) (locally 336% 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($708k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $218k; list at $719k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $595,800 (17.1% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.83% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $604,046
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Lenox Rd	0.15mi	4/2.0 (+1)	1,836 (-9%)	21mo	$475,000	$259	52
299 Villa Ave	0.49mi	4/2.0 (+1)	2,184 (+8%)	7mo	$650,000	$298	52
214 Country Rd	0.72mi	4/2.0 (+1)	1,942 (-4%)	9mo	$755,000	$389	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-134,458
• Equity at exit: $107,205

10-year hold

• IRR: -20.0%
• Equity multiple: 0.08×
• Total profit: $-185,376
• Equity at exit: $62,166

Cash invested: $201,320 (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 06825

• Rents YoY: -1.8%
• Active inventory: 95
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $5,958 high
• Mortgage (P&I): −$3,771
• Tax from tax record: −$643 /mo · $7,720/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,251
• Net cashflow: $-7

Break-even live

Break-even rent $5,966

Max offer price $717,832

Occupancy floor 95%

Sensitivity live

Price	-10% $400	-5% $197	+0% $-7	+5% $-210	+10% $-414
Rent	-10% $-477	-5% $-242	+0% $-7	+5% $229	+10% $464
Rate	-1.0pp $355	-0.5pp $176	base $-7	+0.5pp $-193	+1.0pp $-382

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$5,958
Total (2 units)			$5,958

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: $179,750
• Closing costs: $21,570
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Alvin St #175 Fairfield, CT	3.0	2.5	2060	$4,300	$2.09	45d	1	0.22mi
146 Warsaw St Fairfield, CT	4.0	1.0	1400	$3,100	$2.21	25d	1	0.24mi
185 Knapps Hwy #185 Fairfield, CT	2.0	2.0	1638	$3,250	$1.98	5d	1	0.33mi
2 Beacon Sq Unit 5 Fairfield, CT	2.0	2.5	1750	$3,700	$2.11	45d	1	0.49mi
5 Moody Ave Fairfield, CT	3.0	2.5	2379	$4,500	$1.89	4d	1	0.50mi
6 Beacon Sq Unit 2 Fairfield, CT	2.0	2.5	1750	$3,700	$2.11	5d	1	0.52mi
228 Jennings Rd Fairfield, CT	3.0	2.0	1412	$3,650	$2.58	16d	1	0.59mi
228 Jennings Rd Fairfield, CT	3.0	2.0	1412	$3,750	$2.66	45d	1	0.59mi
61 Villa Ave Fairfield, CT	3.0	2.5	2246	$4,200	$1.87	23d	1	0.66mi
42 Poe Ct Fairfield, CT	3.0	2.5	1600	$4,100	$2.56	5d	1	0.67mi
348 Halley Ave Fairfield, CT	3.0	2.5	1530	$4,200	$2.75	4d	1	0.70mi
111 Arcadia Ave Bridgeport, CT	4.0	1.5	2010	$4,000	$1.99	4d	1	0.81mi
110 Berwick Ave Unit 110 Fairfield, CT	3.0	2.5	1900	$4,500	$2.37	4d	1	0.81mi
82 Sunrise Ave #82 Fairfield, CT	4.0	3.0	2195	$3,500	$1.59	45d	1	1.09mi
64 Poplar St Unit 3 Bridgeport, CT	2.0	1.0	2000	$1,900	$0.95	45d	1	1.09mi
1231 Norman St Unit 3 Bridgeport, CT	2.0	1.0	2630	$1,850	$0.70	25d	1	1.10mi
2445 Park Ave #10 Bridgeport, CT	3.0	2.5	2043	$3,650	$1.79	12d	1	1.11mi
1153 Stratfield Rd #1153 Fairfield, CT	2.0	2.0	1400	$3,550	$2.54	16d	1	1.15mi
608 Stillson Rd Fairfield, CT	4.0	2.0	1450	$4,900	$3.38	45d	1	1.20mi
784 Howard Ave Unit 2nd Floor Bridgeport, CT	3.0	1.0	1765	$1,950	$1.10	45d	1	1.20mi
784 Howard Ave Unit 2 Bridgeport, CT	3.0	1.0	1765	$1,900	$1.08	25d	1	1.20mi
1357 Fairfield Ave Bridgeport, CT	3.0	1.0	2412	$2,000	$0.83	23d	1	1.21mi
114 Waldorf Ave Bridgeport, CT	3.0	1.0	2505	$2,400	$0.96	45d	1	1.22mi
82-86 Waldorf Ave Bridgeport, CT	3.0	1.0	2889	$2,799	$0.97	12d	1	1.22mi
80 Elmwood Pl Unit 3 Bridgeport, CT	3.0	1.0	2500	$2,300	$0.92	45d	1	1.23mi
1223 Stratfield Rd #1223 Fairfield, CT	3.0	2.0	1670	$3,850	$2.31	16d	1	1.23mi
86 Waldorf Ave Bridgeport, CT	3.0	1.0	2889	$2,399	$0.83	45d	1	1.23mi
1573 Park Ave Unit 1577 Bridgeport, CT	3.0	1.0	1890	$2,250	$1.19	5d	1	1.35mi
1577 Park Ave Bridgeport, CT	3.0	1.0	1409	$2,400	$1.70	25d	1	1.35mi
1577 Park Ave Unit 3rd Flr Bridgeport, CT	3.0	1.0	1890	$2,300	$1.22	5d	1	1.35mi
1504 Iranistan Ave Bridgeport, CT	2.0	1.0	1877	$1,800	$0.96	45d	1	1.36mi
1515 Park Ave Unit 2 Bridgeport, CT	3.0	2.0	1900	$2,750	$1.45	45d	1	1.38mi
8 High Ridge Dr Bridgeport, CT	2.0	1.0	1700	$2,100	$1.24	25d	1	1.39mi
508 Pequonnock St Bridgeport, CT	2.0	1.0	2718	$1,800	$0.66	45d	1	1.42mi
259 Laurel Ave Unit 2 Bridgeport, CT	4.0	1.0	1432	$3,200	$2.23	5d	1	1.44mi
125 High Ridge Dr Bridgeport, CT	4.0	1.5	2160	$3,400	$1.57	4d	1	1.46mi
2182 N Benson Rd Fairfield, CT	3.0	2.0	2980	$5,200	$1.74	5d	1	1.47mi
2683 Fairfield Ave Unit 3rd Fl Bridgeport, CT	2.0	1.5	1500	$2,300	$1.53	13d	1	1.48mi

Listing history 17 events

1. 2026-06-22
   days on market $719,000 Active 30 DOM
2. 2026-06-18
   days on market $719,000 Active 27 DOM
3. 2026-06-17
   days on market $719,000 Active 26 DOM
4. 2026-06-16
   days on market $719,000 Active 25 DOM
5. 2026-06-15
   pricedays on market $719,000 Active 24 DOM
6. 2026-06-13
   days on market $769,000 Active 22 DOM
7. 2026-06-10
   days on market $769,000 Active 19 DOM
8. 2026-06-09
   days on market $769,000 Active 18 DOM
9. 2026-06-08
   days on market $769,000 Active 17 DOM
10. 2026-06-07
    days on market $769,000 Active 16 DOM
11. 2026-06-05
    days on market $769,000 Active 13 DOM
12. 2026-06-03
    days on market $769,000 Active 12 DOM
13. 2026-06-03
    days on market $769,000 Active 11 DOM
14. 2026-06-01
    days on market $769,000 Active 10 DOM
15. 2026-05-31
    days on market $769,000 Active 9 DOM
16. 2026-05-22
    listed $769,000 Active
17. 1999-04-20
    soldstatus $218,000

ⓘ 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: $7,720 · $643/mo
• Projected year-2 tax: $11,553 · $963/mo
• Expected delta: +$3,833/yr (+$319/mo · 49.7%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $71,496
• − Mortgage interest: −$40,275
• − Property taxes: −$7,720
• − Insurance: −$3,595
• − Repairs & maintenance: −$5,720
• − Management: −$5,720
• − Depreciation: −$20,916
• Taxable loss: −$12,450
• Est. tax savings @ 24.0%: +$2,988
• After-tax cash flow: $2,909/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: Fairfield School District
• NCES district ID: 0901530
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $119,139
• Composite: 63.03/100
• National rank: #650
• State rank: #21 of 153 in CT

Livability — Fairfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Fairfield County · 765,532 people
• City population: 58,698
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 21,982
• Household income: $135,504
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 336.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 18% · Canada, Jamaica, South Korea
• Languages at home: 78% English-only · Spanish 9% Other Indo-European 5% Russian/Polish/Slavic 1%

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: ▼ -416.81%
• Current HPI: 191.3344
• Rent YoY: ▼ -1.83%
• 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

+229.8% since first listed

3 events — show timeline

• 2026-06-14 Price Changed $719,000 Smart MLS
• 2026-05-22 Listed $769,000 Smart MLS
• 1999-04-20 Sold (Public Records) $218,000 Public Records

Property tax history

+3.2%/yr

Latest (2023): $7,720 · +1.0% YoY. Source: county tax records.