936 Chopsey Hill Rd · Bridgeport, CT 06606

$255,000

2 bd · 1.0 ba · 994 sqft · SingleFamily public records · 181 Days on market

Built 1960 6,969 sqft lot $257/sqft · 32% below area Est $375k · 32% under ↓ 36% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Rare redevelopment opportunity in Bridgeport's sought-after North End!" This offering includes three separately assessed parcels -936 Chopsey Hill Road, 475 Alba Ave. and 495 Alba Ave. - all to be conveyed together. No exceptions!! Total list price for all 3 parcels combined is $519,900. (936 Chopsey Hill Rd $255,000 + 475 Alba Ave. $142,750 + 495 Alba Ave. $122,150) property taxes combined are $5,970.00. The existing 2 bedroom, 1 bath Ranch requires renovation and is likely best suited for removal, to maximize the full development potential of the land. Any future subdivision, utilities, or development potential is subject to buyer's due diligence and City of Bridgeport approvals.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1960

Tags

• REDEVELOPMENT OPPORTUNITY
• FULL DEVELOPMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (10.4% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.

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 (+3.1%/yr); 152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• This rent runs 37% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; 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 $224,400 (12.0% 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 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 0.90% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (median comp): $375,435
• List price: $255,000
• Delta: -32.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Douglas St	0.16mi	3/1.0 (+1)	1,056 (+6%)	3mo	$350,000	$331	75
360 Saunders Ave	0.33mi	2/2.0	1,024 (+3%)	1mo	$290,000	$283	74
244 Earl Ave	0.34mi	3/1.0 (+1)	1,008 (+1%)	7mo	$340,000	$337	71
209 Trumbull Ave	0.68mi	3/1.0 (+1)	995 (+0%)	1mo	$350,000	$352	62
26 Alba Ave	0.44mi	2/2.0	1,008 (+1%)	14mo	$300,000	$298	62
153 Marigold Ave	0.63mi	3/2.0 (+1)	994 (0%)	1mo	$360,000	$362	61
130 Wilkins Ave	0.53mi	3/1.0 (+1)	1,025 (+3%)	6mo	$342,000	$334	60
385 Chamberlain Ave	0.43mi	3/2.0 (+1)	1,055 (+6%)	4mo	$345,000	$327	57
81 Dodd Ave	0.61mi	3/1.0 (+1)	1,076 (+8%)	0mo	$440,000	$409	52
75 Edwards St	0.63mi	3/1.0 (+1)	1,012 (+2%)	13mo	$430,000	$425	52
1088 Sylvan Ave	0.73mi	3/1.0 (+1)	1,050 (+6%)	7mo	$339,000	$323	46
200 Jewett Ave	0.74mi	3/1.0 (+1)	1,123 (+13%)	12mo	$390,000	$347	30

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-50,124
• Equity at exit: $38,021

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-53,785
• Equity at exit: $22,048

Cash invested: $71,400 (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 06606

• Rents YoY: 3.1%
• Active inventory: 152
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$451 /mo · $5,416/yr
• Insurance: −$106
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-145

Break-even live

Break-even rent $2,469

Max offer price $229,402

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-73	+0% $-145	+5% $-217	+10% $-289
Rent	-10% $-325	-5% $-235	+0% $-145	+5% $-55	+10% $36
Rate	-1.0pp $-16	-0.5pp $-80	base $-145	+0.5pp $-211	+1.0pp $-278

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Earl Ave Bridgeport, CT	2.0	1.0	748	$2,300	$3.07	45d	1	0.30mi
524 Beechmont Ave Bridgeport, CT	3.0	1.0	1104	$3,500	$3.17	25d	1	0.41mi
30 Quarry St Bridgeport, CT	1.0–2.0	1.0	805	$1,825	$2.27	25d	3	0.46mi
3250 Main St Unit B209 Bridgeport, CT	2.0	2.0	813	$2,000	$2.46	45d	1	0.59mi
454 Summit St Bridgeport, CT	2.0	1.0	1010	$2,000	$1.98	45d	1	0.63mi
577 Sylvan Ave Unit 201 Bridgeport, CT	2.0	2.0	875	$2,075	$2.37	16d	1	0.63mi
66 Dodd Ave Unit 2 Bridgeport, CT	2.0	1.0	728	$2,450	$3.37	13d	1	0.64mi
66 Dodd Ave Bridgeport, CT	1.0	1.0	728	$2,150	$2.95	13d	1	0.64mi
97 Wentworth St Unit 3 Bridgeport, CT	2.0	1.0	950	$2,000	$2.11	4d	1	0.68mi
380 Gurdon St Unit 1 Bridgeport, CT	1.0	1.0	744	$2,000	$2.69	23d	1	0.73mi
980 Lindley St Unit 304F Bridgeport, CT	2.0	2.0	936	$2,200	$2.35	25d	1	0.74mi
173 Fairview Ave Unit 3 Bridgeport, CT	3.0	1.0	1000	$2,300	$2.30	45d	1	0.74mi
68-70 Westfield Ave Bridgeport, CT	2.0	1.0	888	$2,200	$2.48	5d	1	0.74mi
275 Burnsford Ave Bridgeport, CT	3.0	1.0	1116	$3,200	$2.87	25d	1	0.76mi
950 Lindley St Bridgeport, CT	1.0	1.0	650	$1,650	$2.54	21d	1	0.77mi
333 Vincellette St #59 Bridgeport, CT	1.0	1.0	975	$2,000	$2.05	13d	1	0.91mi
365 Glendale Ave Unit B2 Bridgeport, CT	1.0	1.0	661	$1,600	$2.42	45d	1	0.91mi
343 Wayne St Unit 1st Bridgeport, CT	1.0	1.0	650	$1,300	$2.00	45d	1	0.93mi
343 Wayne St Unit 1st Bridgeport, CT	1.0	1.0	650	$1,300	$2.00	5d	1	0.93mi
150 Anton St Bridgeport, CT	1.0	1.0–1.5	532	$2,090	$3.92	5d	4	0.97mi
100 Avalon Gates Trumbull, CT	1.0–3.0	1.0–2.0	1082	$2,662	$2.46	4d	28	1.07mi
104 Kennedy Dr Bridgeport, CT	2.0	1.0	1023	$2,600	$2.54	45d	1	1.11mi
127 Kennedy Dr #127 Bridgeport, CT	2.0	1.0	1023	$2,250	$2.20	13d	1	1.12mi
610 Hawley Ave #2 Bridgeport, CT	2.0	1.0	1000	$2,000	$2.00	16d	1	1.13mi
765 Birmingham St Bridgeport, CT	3.0	1.0	1094	$3,600	$3.29	4d	1	1.14mi
170 Sequoia Rd Bridgeport, CT	1.0	1.0	850	$1,850	$2.18	25d	1	1.14mi
201 French St Unit 3 Bridgeport, CT	2.0	1.0	1094	$2,000	$1.83	25d	1	1.15mi
164 French St Unit 3 Bridgeport, CT	2.0	1.0	1068	$1,750	$1.64	45d	1	1.16mi
1455 Madison Ave Unit A6 Bridgeport, CT	1.0	1.0	776	$1,700	$2.19	45d	1	1.17mi
220 Alpine St Unit 222 3rd floor Bridgeport, CT	2.0	1.0	900	$2,000	$2.22	45d	1	1.24mi
199 Whitney Ave Unit 3 Bridgeport, CT	2.0	1.0	800	$1,800	$2.25	45d	1	1.24mi
151-153 Alexander Ave Unit 1 Bridgeport, CT	3.0	1.0	1100	$2,400	$2.18	13d	1	1.24mi
120 Huntington Tpke #809 Bridgeport, CT	2.0	1.0	940	$2,100	$2.23	5d	1	1.26mi
239 Cherry Hill Dr Unit 2A Bridgeport, CT	2.0	1.0	850	$2,100	$2.47	45d	1	1.28mi
100 Woodside Ct Trumbull, CT	1.0–2.0	1.0–2.5	1117	$3,786	$3.39	4d	10	1.28mi
100 Oakview Dr Trumbull, CT	1.0–2.0	1.0–2.0	1028	$3,390	$3.30	4d	1	1.31mi
332 Wells St Bridgeport, CT	2.0	1.0	800	$1,700	$2.12	25d	2	1.32mi
709 Capitol Ave Unit 2nd Fl Bridgeport, CT	2.0	1.0	1000	$2,000	$2.00	25d	1	1.32mi
3004 Madison Ave Unit A Bridgeport, CT	1.0	1.0	755	$2,000	$2.65	23d	1	1.32mi
154 Virginia Ave Unit B Bridgeport, CT	1.0	1.0	650	$1,800	$2.77	45d	1	1.36mi

Listing history 5 events

1. 2025-11-30
   listed $255,000 Active 701-char remark

   Show marketing remark (701 chars)

   "Rare redevelopment opportunity in Bridgeport's sought-after North End!" This offering includes three separately assessed parcels -936 Chopsey Hill Road, 475 Alba Ave. and 495 Alba Ave. - all to be conveyed together. No exceptions!! Total list price for all 3 parcels combined is $519,900. (936 Chopsey Hill Rd $255,000 + 475 Alba Ave. $142,750 + 495 Alba Ave. $122,150) property taxes combined are $5,970.00. The existing 2 bedroom, 1 bath Ranch requires renovation and is likely best suited for removal, to maximize the full development potential of the land. Any future subdivision, utilities, or development potential is subject to buyer's due diligence and City of Bridgeport approvals.

2. 2018-02-28
   historical
3. 2017-02-20
   listed $249,900
4. 2016-08-31
   historical
5. 2016-05-04
   listed $399,000

ⓘ 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: $5,416 · $451/mo
• Projected year-2 tax: $5,436 · $453/mo
• Expected delta: +$20/yr (+$2/mo · 0.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 60% 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: $27,425
• − Mortgage interest: −$14,284
• − Property taxes: −$5,416
• − Insurance: −$1,942
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$7,418
• Taxable loss: −$6,023
• Est. tax savings @ 24.0%: +$1,445
• After-tax cash flow: $-293/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): 49,308
• Household income: $73,372
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 2163.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 37% White 31% Black 19% Two or more races 11% Asian 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 12% Dominican 4%
• Common ancestry: Estonian 5% Russian 4% Romanian 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 50% English-only · Spanish 27% Other Indo-European 15% French/Haitian/Cajun 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: ▼ -270.11%
• Current HPI: 345.647
• Rent YoY: ▲ 3.12%
• 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

-36.1% since first listed

5 events — show timeline

• 2025-11-30 Listed $255,000 Smart MLS
• 2018-02-28 Listing Removed — Smart MLS
• 2017-02-20 Listed $249,900 Smart MLS
• 2016-08-31 Listing Removed — Smart MLS
• 2016-05-04 Listed $399,000 Smart MLS

Property tax history

+1.7%/yr

Latest (2023): $5,416 · +0.0% YoY. Source: county tax records.