184 Pauline St · Lordship, CT 06615

$549,500

2 bd · 1.5 ba · 1,466 sqft · SingleFamily public records · 40 Days on market

Built 1927 9,147 sqft lot $375/sqft · 12% below area Est $623k · 12% under

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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).

• ARV discount +12.8/15.0
• Cash flow +3.7/30.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME HOME TO YOUR LORDSHIP RETREAT ALL STEPS TO BEACHES, RESTAURANTS AND DINING, GOLF COURSE AND PARKS/REC. YOUR CUSTOM BUILT HOME FEATURES SPACIOUS ROOMS THROUGHOUT INCLUDING LIVING ROOM WITH POCKET DOORS, BANQUET SIZE DINING ROOM WITH BUILT-INS, REMODELED EAT IN KITCHEN OFFERING CUSTOM CABINETRY, STAINLESS STEEL APPLIANCES, MAIN LEVEL LAUNDRY, 1/2 BATH AND FULL SIZE PANTRY. YOUR UPPER LEVEL OFFERS 3 LARGE BEDROOMS EACH WITH A WALK IN CLOSET, HUGE LINEN CLOSET, UPDATED FULL BATH AND WALK UP TO 3RD LEVEL STORAGE. NEWER HEATING, HOT WATER, CENTRAL AIR, ELECTRIC MAIN PANEL (200 AMP), ROOF, OVERSIZED 2 CAR GARAGE AND DEEP, PRIVATE YARD WITH IN-GROUND POOL AWAITS YOU IN YOUR NEW HOME. SALE I

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: Detached 2-car garage; Paved driveway with off-street parking for a total of 4 spaces
• Security: Safety fence around the in-ground pool
• Utilities: Public water connected; Public sewer connected; Natural gas for heat and hot water
• Home design: Single-family home; Private paved asphalt driveway
• Construction: Frame construction with aluminum siding; Asphalt shingle roof; Block and concrete foundation; White exterior color
• Exterior features: Enclosed porch plus additional porch and patio; Sidewalk and garden area with exterior lighting; Gutters; Chain-link fenced, level lot; Walk to water with beach rights in a water community

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Hot air heating fueled by natural gas; Programmable thermostat; Thermopane windows; storm doors and storm windows
• Interior features: Cable available; Full, unfinished basement with storage, interior access and walk-out; concrete floor; Attic with floored storage space and walk-up access; Foyer
• Laundry & utility: Washer and dryer in main-level laundry room; 40-gallon natural gas hot water tank

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (51.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (50.3% below list).
• Recommended offer: $265k (51.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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).
• This rent runs 40% of the median local income ($82k/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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $264,727 (51.8% 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 40 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — 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. 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?
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 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: 0.50% ✗
• Cap rate: 2.77%
• Cash-on-cash: -12.57%
• DSCR: 0.44
• GRM: 16.8

CMA / ARV

• ARV (median comp): $623,180
• List price: $549,500
• Delta: -11.82%
• 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
184 Pauline St	0.00mi	3/1.5 (+1)	1,466 (0%)	0mo	$582,000	$397	95
275 Washington Pkwy	0.17mi	3/1.5 (+1)	1,532 (+4%)	11mo	$600,000	$392	70
240 Prospect Dr	0.26mi	2/1.5	1,428 (-3%)	20mo	$600,000	$420	67
159 Jefferson St	0.16mi	3/2.0 (+1)	1,342 (-8%)	10mo	$560,000	$417	63
545 Washington Pkwy	0.18mi	2/1.5	1,288 (-12%)	17mo	$442,000	$343	58
131 5th Ave	0.47mi	3/2.0 (+1)	1,483 (+1%)	22mo	$550,000	$371	51
187 Crown St	0.03mi	3/2.0 (+1)	1,684 (+15%)	22mo	$580,000	$344	48
60 Birch St	0.33mi	2/1.0	1,638 (+12%)	18mo	$465,000	$284	48
265 Lighthouse Ave	0.70mi	3/1.0 (+1)	1,373 (-6%)	10mo	$555,000	$404	42
124 Lighthouse Ave	0.65mi	3/2.0 (+1)	1,373 (-6%)	13mo	$550,000	$401	42
1 3rd Ave	0.46mi	3/2.0 (+1)	1,644 (+12%)	24mo	$619,000	$377	31
62 Baxter St	0.66mi	3/1.0 (+1)	1,661 (+13%)	20mo	$520,000	$313	23

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: -39.6%
• Equity multiple: -0.25×
• Total profit: $-191,690
• Equity at exit: $81,932

10-year hold

• IRR: -62.5%
• Equity multiple: -0.94×
• Total profit: $-299,028
• Equity at exit: $47,511

Cash invested: $153,860 (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: 16.8×

Monthly cashflow live

• Estimated rent: $2,731 medium
• Mortgage (P&I): −$2,882
• Tax from tax record: −$659 /mo · $7,910/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-1,612

Break-even live

Break-even rent $4,772

Max offer price $264,727

Occupancy floor —

Sensitivity live

Price	-10% $-1,301	-5% $-1,457	+0% $-1,612	+5% $-1,768	+10% $-1,923
Rent	-10% $-1,828	-5% $-1,720	+0% $-1,612	+5% $-1,504	+10% $-1,396
Rate	-1.0pp $-1,335	-0.5pp $-1,472	base $-1,612	+0.5pp $-1,754	+1.0pp $-1,899

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: $137,375
• Closing costs: $16,485
• 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	0.33mi
164 Meadowview Ave Stratford, CT	3.0	1.5	1188	$2,800	$2.36	45d	1	1.25mi

Listing history 8 events

1. 2026-06-08
   statusdays on market $549,500 Under Contract 40 DOM
2. 2026-06-07
   days on market $549,500 Under Contract - Continue to Show 39 DOM
3. 2026-06-03
   days on market $549,500 Under Contract - Continue to Show 35 DOM
4. 2026-06-03
   days on market $549,500 Under Contract - Continue to Show 34 DOM
5. 2026-06-01
   days on market $549,500 Under Contract - Continue to Show 33 DOM
6. 2026-05-31
   days on market $549,500 Under Contract - Continue to Show 32 DOM
7. 2026-05-05
   historical Under Contract - Continue to Show 729-char remark
8. 2026-04-29
   listed $549,500 Active 729-char remark

ⓘ 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: $7,910 · $659/mo
• Projected year-2 tax: $9,835 · $820/mo
• Expected delta: +$1,925/yr (+$160/mo · 24.3%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $32,776
• − Mortgage interest: −$30,781
• − Property taxes: −$7,910
• − Insurance: −$2,748
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − Depreciation: −$15,985
• Taxable loss: −$29,892
• Est. tax savings @ 24.0%: +$7,174
• After-tax cash flow: $-12,170/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 — Lordship

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

Census & demographics

• Census place: Lordship, CT
• County: Fairfield County · 765,532 people
• 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

+5.9% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) $582,000 Smart MLS
• 2026-06-08 Pending — Smart MLS
• 2026-05-05 Contingent — Smart MLS
• 2026-04-29 Listed $549,500 Smart MLS

Property tax history

+1.4%/yr

Latest (2023): $7,910 · +1.9% YoY. Source: county tax records.