809 Norman St · Bridgeport, CT 06605

$349,000

5 bd · 1.5 ba · 1,924 sqft · SingleFamily public records · 7 Days on market

Built 1897 3,484 sqft lot Est $423k · 18% 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large Stratfield Historic District Colonial With Five Bed- Rooms Near Maplewood Avenue / Great For Large Family / Wallsin Most Of Home Being Replaced By Sheet Rock / Alarm System Call Now Before It's Too Late !!!

Key facts

• 3,484 sq ft lot
• Parking
• Built 1897

Tags

• STRATFIELD HISTORIC DISTRICT
• UPDATED WITH SHEETROCK
• EQUIPPED WITH ALARM SYSTEM

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $326k (6.6% below list).
• Recommended offer: $326k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.0% in Bridgeport — 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 (#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+.
• 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.
• Zoned schools: James J. Curiale School (math 3% / reading 11%, grade F, #538 of 553 statewide, top 97%, 523 students, 94% FRL); Bassick High School (math 2% / reading 8%, grade F, #192 of 194 statewide, top 100%, 1,009 students, 87% FRL).
• Market conditions: Rents rising (+1.8%/yr); 47 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $3,259/mo this rent would consume 70% of the median local household income ($56k/yr) (locally 2367% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 32y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $159k; list at $349k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 41% 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 $325,890 (6.6% below list)

Questions for the listing agent

1. Built in 1897 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $423,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Norman St	0.00mi	5/1.5	1,924 (0%)	0mo	$370,000	$192	100
40 Rosedale St	0.28mi	5/2.0	1,975 (+3%)	12mo	$380,000	$192	70
125 E Eaton St	0.50mi	5/2.5	2,000 (+4%)	5mo	$515,000	$258	62
1224 Iranistan Ave	0.25mi	4/1.5 (-1)	1,812 (-6%)	16mo	$350,000	$193	60
324 Norman St	0.44mi	4/2.0 (-1)	1,878 (-2%)	13mo	$350,000	$186	58
32 Wade St	0.50mi	4/2.0 (-1)	1,992 (+4%)	18mo	$500,000	$251	49
1057 Briarwood Ave	0.66mi	4/1.0 (-1)	1,876 (-2%)	12mo	$401,000	$214	48
152 Lorraine St	0.40mi	4/2.0 (-1)	1,800 (-6%)	19mo	$365,000	$203	47
1410 Norman St	0.58mi	4/3.0 (-1)	2,038 (+6%)	18mo	$500,000	$245	37
684 W Taft Ave	0.68mi	4/2.0 (-1)	2,109 (+10%)	14mo	$465,000	$220	34
615 W Taft Ave	0.64mi	4/2.5 (-1)	1,744 (-9%)	20mo	$550,000	$315	29
195 Dixon St	0.59mi	4/2.5 (-1)	1,684 (-12%)	18mo	$490,000	$291	28

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-53,133
• Equity at exit: $52,037

10-year hold

• IRR: -9.1%
• Equity multiple: 0.47×
• Total profit: $-52,126
• Equity at exit: $30,175

Cash invested: $97,720 (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 06605

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 47
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,259 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$486 /mo · $5,831/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $113

Break-even live

Break-even rent $3,116

Max offer price $349,000

Occupancy floor 92%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
259 Laurel Ave Unit 2 Bridgeport, CT	4.0	1.0	1432	$3,200	$2.23	3d	1	0.27mi
102 Hanover St Bridgeport, CT	4.0	1.5	1552	$2,800	$1.80	14d	1	0.55mi
143 Highland Ave Bridgeport, CT	4.0	1.0	1362	$2,500	$1.84	23d	1	0.56mi
241 Lewis St Unit 241 Bridgeport, CT	6.0	2.0	2300	$3,500	$1.52	43d	1	0.65mi
111 Arcadia Ave Bridgeport, CT	4.0	1.5	2010	$4,000	$1.99	2d	1	0.79mi
99 Johnson St Unit 2 Bridgeport, CT	4.0	2.0	1500	$3,600	$2.40	43d	1	0.94mi
583 Gregory St Bridgeport, CT	4.0	4.5	1750	$3,250	$1.86	43d	1	1.06mi
125 High Ridge Dr Bridgeport, CT	4.0	1.5	2160	$3,400	$1.57	2d	1	1.14mi
7 Armstrong Pl Bridgeport, CT	5.0	1.0	2449	$2,750	$1.12	23d	1	1.16mi
110 Maple St Unit 1L Bridgeport, CT	6.0	2.5	1700	$3,000	$1.76	43d	1	1.19mi
281 Harriet St Unit 281 Bridgeport, CT	4.0	2.5	2297	$3,900	$1.70	43d	1	1.23mi
95 Parrott Ave Bridgeport, CT	4.0	1.0	1782	$3,450	$1.94	23d	1	1.28mi
141 Hicks St Bridgeport, CT	4.0	1.0	2311	$2,400	$1.04	23d	1	1.29mi
146 Warsaw St Fairfield, CT	4.0	1.0	1400	$3,100	$2.21	23d	1	1.40mi
36-38 Pleasant St Unit 2 Bridgeport, CT	4.0	1.0	2395	$2,700	$1.13	14d	1	1.44mi
52-54 Ives Ct Bridgeport, CT	4.0	1.0	2092	$2,750	$1.31	43d	1	1.45mi

Listing history 16 events

1. 2026-04-24
   status Under Contract
2. 2026-04-16
   listed $349,000 Active
3. 2004-08-19
   soldstatus $159,000
4. 2004-08-17
   soldstatus $159,000 212-char remark

   Show marketing remark (212 chars)

   Large Stratfield Historic District Colonial With Five Bed- Rooms Near Maplewood Avenue / Great For Large Family / Wallsin Most Of Home Being Replaced By Sheet Rock / Alarm System Call Now Before It's Too Late !!!

5. 2004-05-02
   listed $159,000 212-char remark

   Show marketing remark (212 chars)

   Large Stratfield Historic District Colonial With Five Bed- Rooms Near Maplewood Avenue / Great For Large Family / Wallsin Most Of Home Being Replaced By Sheet Rock / Alarm System Call Now Before It's Too Late !!!

6. 1999-09-02
   soldstatus $76,000 1-char remark

   Show marketing remark (1 chars)

   .

7. 1999-09-01
   soldstatus $78,900
8. 1999-03-11
   listed $79,900 1-char remark

   Show marketing remark (1 chars)

   .

9. 1998-10-31
   historical
10. 1998-04-16
    listed $79,900
11. 1998-04-14
    historical
12. 1997-12-15
    listed $89,900
13. 1995-06-30
    historical
14. 1995-01-11
    listed $82,900
15. 1994-12-31
    historical
16. 1994-08-27
    listed $79,900

ⓘ 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: $5,831 · $486/mo
• Projected year-2 tax: $6,650 · $554/mo
• Expected delta: +$819/yr (+$68/mo · 14.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $39,107
• − Mortgage interest: −$19,549
• − Property taxes: −$5,831
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,129
• − Management: −$3,129
• − Depreciation: −$10,153
• Taxable loss: −$4,428
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $2,419/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: 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): 25,929
• Household income: $56,179
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 2367.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 39% White 33% Black 19% Two or more races 12% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 17% Cuban 3% Dominican 3%
• Common ancestry: Romanian 4% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 25% · Canada, Guatemala, China
• Languages at home: 54% English-only · Spanish 32% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -40.42%
• Current HPI: 238.1786
• Rent YoY: ▲ 1.81%
• 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

+336.8% since first listed

16 events — show timeline

• 2026-04-24 Pending — Smart MLS
• 2026-04-16 Listed $349,000 Smart MLS
• 2004-08-19 Sold (Public Records) $159,000 Public Records
• 2004-08-17 Sold (MLS) $159,000 Smart MLS
• 2004-05-02 Listed $159,000 Smart MLS
• 1999-09-02 Sold (MLS) $76,000 Smart MLS
• 1999-09-01 Sold (Public Records) $78,900 Public Records
• 1999-03-11 Listed $79,900 Smart MLS
• 1998-10-31 Listing Removed — Smart MLS
• 1998-04-16 Listed $79,900 Smart MLS
• 1998-04-14 Listing Removed — Smart MLS
• 1997-12-15 Listed $89,900 Smart MLS
• 1995-06-30 Listing Removed — Smart MLS
• 1995-01-11 Listed $82,900 Smart MLS
• 1994-12-31 Listing Removed — Smart MLS
• 1994-08-27 Listed $79,900 Smart MLS

Property tax history

+1.4%/yr

Latest (2023): $5,831 · +0.0% YoY. Source: county tax records.