619 Brooks St · Bridgeport, CT 06608

$580,000

7 bd · 3.0 ba · 3,509 sqft · MultiFamily public records · 19 Days on market

Built 1919 4,791 sqft lot Est $674k · 14% under

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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).

• Cash flow +15.2/30.0
• ARV discount +13.8/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare opportunity! Would be a major understatement in regards to this one. This two family holds the potential for a 3 family conversion, as the finished attic accommodates for an in-law addition to the second unit or again a third unit for extra income. From newer mechanicals ( Water Heaters ) with less than one year of placement to a roof with less than 4 years. This massive home stands at 3,500 SqFt offering a lot of space for those who are looking for an owner occupant multi or for those looking to invest and achieve top dollar per rental unit. The home comes with a huge wrap around porch, an enclosed balcony, 2 beds in each unit with potential for 3 Beds. The property is just a couple o

Key facts

• Enclosed balcony
• Finished attic
• In-law addition

Tags

• FINISHED ATTIC
• IN-LAW ADDITION
• NEWER MECHANICALS
• HUGE WRAP AROUND PORCH
• ENCLOSED BALCONY
• COMPLETED BATHROOM

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $580k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive. Per door: $99/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $522k (9.9% below list).
• Recommended offer: $522k (9.9% 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+, 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; 1 comparable units currently listed for rent nearby; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $5,224/mo this rent would consume 137% 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 $62k of equity ($4k loan paydown + $58k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 4.3% rent growth), your $162k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$100k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($571k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 $278k; list at $580k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 41% 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 $522,400 (9.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $673,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
690 William St	0.29mi	6/3.0 (-1)	3,493 (-0%)	3mo	$625,000	$179	78
1568 E Main St	0.11mi	6/3.0 (-1)	3,307 (-6%)	8mo	$635,000	$192	74
438 Park St	0.19mi	7/3.0	3,200 (-9%)	4mo	$675,000	$211	73
554 Huntington Rd	0.41mi	6/3.5 (-1)	3,503 (-0%)	9mo	$680,000	$194	66
289 Harriet St	0.54mi	7/4.0	3,400 (-3%)	6mo	$725,000	$213	61
1992-1996 E Main St	0.50mi	6/3.0 (-1)	3,575 (+2%)	11mo	$630,000	$176	59
1296 Noble Ave	0.38mi	6/2.0 (-1)	3,264 (-7%)	7mo	$550,000	$169	55
184 Park St	0.37mi	8/3.0 (+1)	3,226 (-8%)	11mo	$570,000	$177	55
154 Rose St	0.55mi	6/3.0 (-1)	3,280 (-6%)	7mo	$570,000	$174	52
100-102 Ashley St	0.74mi	8/3.0 (+1)	3,740 (+7%)	1mo	$700,000	$187	48
1483 Boston Ave	0.69mi	8/4.0 (+1)	3,564 (+2%)	10mo	$710,000	$199	48
1491 Boston Ave	0.70mi	8/4.0 (+1)	3,564 (+2%)	10mo	$730,000	$205	47

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: 25.8%
• Equity multiple: 3.07×
• Total profit: $335,718
• Equity at exit: $522,510

10-year hold

• IRR: 23.0%
• Equity multiple: 7.12×
• Total profit: $994,192
• Equity at exit: $1,126,812

Cash invested: $162,400 (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 06608

• Home prices YoY: 3.6%
• Rents YoY: 4.3%
• Active inventory: 30
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $5,224 high
• Mortgage (P&I): −$3,042
• Tax from tax record: −$646 /mo · $7,748/yr
• Insurance: −$242
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,097
• Net cashflow: $198

Break-even live

Break-even rent $4,973

Max offer price $580,000

Occupancy floor 91%

Sensitivity live

Price	-10% $526	-5% $362	+0% $198	+5% $34	+10% $-130
Rent	-10% $-215	-5% $-8	+0% $198	+5% $404	+10% $611
Rate	-1.0pp $490	-0.5pp $346	base $198	+0.5pp $48	+1.0pp $-105

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$5,224
Total (2 units)			$5,224

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Catherine St Bridgeport, CT	7.0	2.5	4104	$2,900	$0.71	15d	1	1.02mi

Listing history 16 events

1. 2026-03-05
   status Under Contract
2. 2026-02-14
   listed $580,000 Active
3. 2007-01-18
   soldstatus $278,000
4. 2007-01-16
   soldstatus $280,000
5. 2006-10-31
   listed $283,000
6. 2006-10-31
   historical
7. 2006-10-01
   listed $299,900
8. 2006-06-19
   historical
9. 2006-05-18
   listed $326,900
10. 2004-10-01
    soldstatus $255,000
11. 2004-09-29
    soldstatus $255,000
12. 2004-06-14
    listed $255,619
13. 1999-03-29
    soldstatus $85,000
14. 1999-01-24
    historical
15. 1998-02-23
    listed $89,900
16. 1997-09-25
    listed $98,900

ⓘ 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: $7,748 · $646/mo
• Projected year-2 tax: $10,080 · $840/mo
• Expected delta: +$2,332/yr (+$194/mo · 30.1%)

ⓘ 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 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: $62,688
• − Mortgage interest: −$32,489
• − Property taxes: −$7,748
• − Insurance: −$2,900
• − Repairs & maintenance: −$5,015
• − Management: −$5,015
• − Depreciation: −$16,873
• Taxable loss: −$7,352
• Est. tax savings @ 24.0%: +$1,764
• After-tax cash flow: $4,141/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): 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

+486.5% since first listed

16 events — show timeline

• 2026-03-05 Pending — Smart MLS
• 2026-02-14 Listed $580,000 Smart MLS
• 2007-01-18 Sold (Public Records) $278,000 Public Records
• 2007-01-16 Sold (MLS) $280,000 Smart MLS
• 2006-10-31 Listing Removed — Smart MLS
• 2006-10-31 Listed $283,000 Smart MLS
• 2006-10-01 Listed $299,900 Smart MLS
• 2006-06-19 Listing Removed — Smart MLS
• 2006-05-18 Listed $326,900 Smart MLS
• 2004-10-01 Sold (Public Records) $255,000 Public Records
• 2004-09-29 Sold (MLS) $255,000 Smart MLS
• 2004-06-14 Listed $255,619 Smart MLS
• 1999-03-29 Sold (MLS) $85,000 Smart MLS
• 1999-01-24 Listing Removed — Smart MLS
• 1998-02-23 Listed $89,900 Smart MLS
• 1997-09-25 Listed $98,900 Smart MLS

Property tax history

-0.2%/yr

Latest (2023): $7,748 · +0.0% YoY. Source: county tax records.