45 Sedgewick Ave · Bridgeport, CT 06615

$519,000

5 bd · 3.0 ba · 2,508 sqft · MultiFamily public records · 24 Days on market

Built 1920 6,969 sqft lot $207/sqft · 5% below area Est $549k · 5% 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 +26.6/30.0
• ARV discount +10.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

45 Sedgewick Ave, Stratford - Great investment opportunity with additional upside. Property is currently configured and used as a 3-unit, offering strong income potential, along with an extra lot. The main level features two units (2-bedroom and 1-bedroom), while the upper level offers a spacious 2/3 bedroom unit. Recent updates include a new roof on both the house and garage, as well as new hot water heaters, and a newer concrete driveway. Conveniently located near all amenities. Ideal for investors or owner-occupants seeking current income with future potential. HIGHEST AND BEST OFFERS BY TUESDAY 5/5 12PM.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Paved surfaces and off-street parking; Total of 4 parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas hot water with 40-gallon tank
• Home design: Multi-family property (3-family)
• Construction: Frame construction; White exterior vinyl siding; Asphalt shingle roof; Stone foundation; Built as a multi-family dwelling
• Exterior features: Shed; Secluded, level lot; Beach rights

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Natural gas heating
• Interior features: Total of 12 rooms; Full, unfinished basement with interior access and concrete floor

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $519k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive. Per door: $309/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $519k).
• Recommended offer: $511k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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-.
• 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.
• Market conditions: 73 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $6,175/mo this rent would consume 91% of the median local household income ($82k/yr) (locally 507% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($511k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 54% 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 $511,215 (1.5% 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 1920 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.19% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (median comp): $549,176
• List price: $519,000
• Delta: -5.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Sedgewick Ave	0.00mi	6/3.0 (+1)	2,508 (0%)	0mo	$612,000	$244	95
196 Avon St	0.22mi	5/3.0	2,178 (-13%)	4mo	$435,000	$200	64
115 Everett St	0.42mi	5/2.0	2,595 (+4%)	13mo	$575,000	$222	60
4 Beatrice St	0.71mi	5/3.0	2,480 (-1%)	15mo	$535,000	$216	52
111 Chelsea St	0.35mi	4/2.0 (-1)	2,568 (+2%)	24mo	$465,000	$181	51
162-164 Davenport St	0.72mi	6/3.0 (+1)	2,506 (-0%)	21mo	$560,000	$223	44
44-46 Edwin St	0.62mi	6/3.0 (+1)	2,724 (+9%)	19mo	$450,000	$165	36
142-144 Cowles St	0.67mi	6/3.0 (+1)	2,292 (-9%)	19mo	$550,000	$240	33
537 Hollister St	0.67mi	6/2.0 (+1)	2,304 (-8%)	17mo	$552,000	$240	32

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-24,775
• Equity at exit: $77,385

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $55,698
• Equity at exit: $44,874

Cash invested: $145,320 (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 06615

• Active inventory: 73
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $6,175 high
• Mortgage (P&I): −$2,722
• Tax from tax record: −$553 /mo · $6,641/yr
• Insurance: −$216
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,297
• Net cashflow: $926

Break-even live

Break-even rent $5,002

Max offer price $519,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,174
Total (3 units)			$6,175

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Hewitt St Bridgeport, CT	4.0	1.0	3398	$2,800	$0.82	3d	1	0.84mi
52 Catherine St Unit 2ND Stratford, CT	5.0	2.0	3287	$3,500	$1.06	19d	1	1.18mi
259 6th St Bridgeport, CT	4.0	2.0	2269	$3,000	$1.32	44d	1	1.29mi
292 Ridgefield Ave Unit 2 Bridgeport, CT	4.0	1.0	1792	$2,650	$1.48	44d	1	1.31mi

Listing history 4 events

1. 2026-05-07
   historical Under Contract - Continue to Show 615-char remark
2. 2026-04-28
   listed $519,000 Active 615-char remark
3. 2026-04-05
   historical $2,500
4. 2026-02-23
   listed $2,500

ⓘ 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: $6,641 · $553/mo
• Projected year-2 tax: $8,874 · $739/mo
• Expected delta: +$2,233/yr (+$186/mo · 33.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 70% 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 54% 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: $74,100
• − Mortgage interest: −$29,072
• − Property taxes: −$6,641
• − Insurance: −$8,120
• − Repairs & maintenance: −$5,928
• − Management: −$5,928
• − Depreciation: −$15,098
• Taxable income: $3,313
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $10,323/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 — 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

• County: Fairfield County · 765,532 people
• City population: 149,153
• 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

+24380.0% since first listed

6 events — show timeline

• 2026-06-10 Sold (MLS) $612,000 Smart MLS
• 2026-05-22 Pending — Smart MLS
• 2026-05-07 Contingent — Smart MLS
• 2026-04-28 Listed $519,000 Smart MLS
• 2026-04-05 Rental Removed $2,500 RENTSPREE
• 2026-02-23 Listed for Rent $2,500 RENTSPREE

Property tax history

+1.6%/yr

Latest (2023): $6,641 · +1.9% YoY. Source: county tax records.