12 Court C Ct Unit Bdlg 61 · Bridgeport, CT 06610

$85,000

2 bd · 1.0 ba · 622 sqft · Condo · 79 Days on market

Built 1945 Fair condition $137/sqft · 27% below area Est $117k · 27% under $668/mo HOA · 36% of rent

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Success Village where comfort, community, and convenience come together. This charming 2-bedroom, 1-bathroom townhouse-style residence offers the best of low-maintenance living without sacrificing space or privacy. Enjoy your own private front and back yard, perfect for relaxing, entertaining, or adding your personal touch of green. Thoughtfully designed with townhouse-style living, this home offers a warm and functional layout. A monthly common charge covers community upkeep, making homeownership seamless and stress-free.

Key facts

• $668 HOA
• Parking
• Built 1945

Tags

• PRIVATE FRONT AND BACK YARD
• TOWNHOUSE-STYLE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.6% 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: 69 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 43% of the median local income ($52k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 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: 2.16% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 3.9

CMA / ARV

• ARV (median comp): $117,040
• List price: $85,000
• Delta: -27.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-726
• Equity at exit: $12,674

10-year hold

• IRR: 9.3%
• Equity multiple: 1.73×
• Total profit: $17,384
• Equity at exit: $7,349

Cash invested: $23,800 (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 06610

• Home prices YoY: -7.5%
• Active inventory: 69
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$668
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $198

Break-even live

Break-even rent $1,589

Max offer price $85,000

Occupancy floor 84%

Sensitivity live

Price	-10% $257	-5% $227	+0% $198	+5% $169	+10% $139
Rent	-10% $53	-5% $125	+0% $198	+5% $271	+10% $343
Rate	-1.0pp $241	-0.5pp $220	base $198	+0.5pp $176	+1.0pp $154

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Virginia Ave Unit B Bridgeport, CT	1.0	1.0	650	$1,800	$2.77	45d	1	0.10mi
186 Louisiana Ave Unit D Bridgeport, CT	1.0	1.0	650	$1,700	$2.62	23d	1	0.18mi
600 Bond St Unit 112 Bridgeport, CT	1.0	1.0	545	$2,250	$4.13	45d	1	0.73mi
3699 Broadbridge Ave #101 Stratford, CT	1.0	1.0	680	$1,700	$2.50	45d	1	0.78mi
3699 Broadbridge Ave #101 Stratford, CT	1.0	1.0	680	$1,700	$2.50	25d	1	0.78mi
66 Dodd Ave Unit 2 Bridgeport, CT	2.0	1.0	728	$2,450	$3.37	13d	1	0.79mi
66 Dodd Ave Bridgeport, CT	1.0	1.0	728	$2,150	$2.95	13d	1	0.79mi
231 Goddard Ave Unit 3RD Bridgeport, CT	2.0	1.0	618	$1,700	$2.75	4d	1	0.82mi
86 Birdsey St Unit 3R Bridgeport, CT	1.0	1.0	650	$1,350	$2.08	45d	1	1.23mi
614 Earl Ave Bridgeport, CT	2.0	1.0	748	$2,300	$3.07	45d	1	1.24mi
235 Henry Ave Unit 12E Stratford, CT	1.0	1.0	692	$1,695	$2.45	12d	1	1.34mi
1333 E Main St #5 Bridgeport, CT	2.0	1.0	700	$1,650	$2.36	4d	1	1.36mi
1333 E Main St Apt 1 Bridgeport, CT	2.0	1.0	700	$1,700	$2.43	4d	1	1.36mi
100 Avalon Gates Trumbull, CT	1.0–3.0	1.0–2.0	1082	$2,662	$2.46	4d	28	1.38mi
180 Blueberry Ln Stratford, CT	1.0	1.0	612	$1,800	$2.94	45d	1	1.38mi
1254 Pembroke St Unit 1st Floor Bridgeport, CT	2.0	1.0	738	$1,850	$2.51	16d	1	1.44mi
250 N Bishop Ave #1 Bridgeport, CT	1.0	1.0	583	$1,650	$2.83	13d	1	1.44mi
250 N Bishop Ave Bridgeport, CT	1.0	1.0	611	$1,425	$2.33	25d	2	1.44mi
250 N Bishop Ave #19 Bridgeport, CT	1.0	1.0	638	$1,650	$2.59	45d	1	1.44mi
1150 Ogden Street Ext Unit 102 Bridgeport, CT	1.0	1.0	700	$1,425	$2.04	16d	1	1.49mi
950 Lindley St Bridgeport, CT	1.0	1.0	650	$1,650	$2.54	20d	1	1.50mi

HOA detail condo

• Monthly dues: $668 · $8,016/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $85,000 Active 79 DOM
2. 2026-06-18
   days on market $85,000 Active 76 DOM
3. 2026-06-17
   days on market $85,000 Active 75 DOM
4. 2026-06-16
   days on market $85,000 Active 74 DOM
5. 2026-06-15
   days on market $85,000 Active 73 DOM
6. 2026-06-13
   days on market $85,000 Active 71 DOM
7. 2026-06-13
   days on market $85,000 Active 70 DOM
8. 2026-06-10
   days on market $85,000 Active 68 DOM
9. 2026-06-09
   days on market $85,000 Active 67 DOM
10. 2026-06-08
    days on market $85,000 Active 66 DOM
11. 2026-06-07
    days on market $85,000 Active 65 DOM
12. 2026-06-05
    days on market $85,000 Active 62 DOM
13. 2026-06-03
    days on market $85,000 Active 61 DOM
14. 2026-06-03
    days on market $85,000 Active 60 DOM
15. 2026-06-01
    days on market $85,000 Active 59 DOM
16. 2026-05-31
    days on market $85,000 Active 58 DOM
17. 2026-04-03
    listed $85,000 Active 540-char remark

    Show marketing remark (540 chars)

    Welcome to Success Village where comfort, community, and convenience come together. This charming 2-bedroom, 1-bathroom townhouse-style residence offers the best of low-maintenance living without sacrificing space or privacy. Enjoy your own private front and back yard, perfect for relaxing, entertaining, or adding your personal touch of green. Thoughtfully designed with townhouse-style living, this home offers a warm and functional layout. A monthly common charge covers community upkeep, making homeownership seamless and stress-free.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 51% 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: $22,077
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$8,016
• − Depreciation: −$2,473
• Taxable income: $1,594
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $1,993/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to address structural and aesthetic issues, but has potential for significant value increase with targeted updates.

Repairs flagged

• Major Boarded-up window — Structural damage
• Major Damaged siding — Aesthetic and structural issues

Value-add opportunities

• Both Replace boarded-up window — Enhances safety and curb appeal
• Both Repair damaged siding — Improves structural integrity and appearance
• Both Paint interior walls — Freshens the interior and adds value
• Both Replace outdated kitchen countertops — Modernizes the kitchen and adds value
• Both Replace shower curtain and fixtures — Updates the bathroom and enhances functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Boarded-up window · Structural damage	Major	$15,000–50,000
Damaged siding · Aesthetic and structural issues	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Replace boarded-up window — Enhances safety and curb appeal ↑
• Both Repair damaged siding — Improves structural integrity and appearance ↑
• Both Paint interior walls — Freshens the interior and adds value ↑
• Both Replace outdated kitchen countertops — Modernizes the kitchen and adds value ↑
• Both Replace shower curtain and fixtures — Updates the bathroom and enhances functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 22,020
• Household income: $51,634
• Rent vs Own: 50.6% rent · 49.4% own
• Severe rent burden: 1368.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 51% Black 23% White 20% Two or more races 14% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 30% Dominican 6%
• Common ancestry: Romanian 4% Estonian 3% Hispanic 2%
• Foreign-born: 31% · Canada, Jamaica, Vietnam
• Languages at home: 47% English-only · Spanish 40% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -29.78%
• Current HPI: 370.1432
• 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

1 event — show timeline

• 2026-04-03 Listed $85,000 Smart MLS