26 Victory St · Bridgeport, CT 06606

$644,000

5 bd · 2.0 ba · 3,534 sqft · MultiFamily public records · 34 Days on market

Built 1916 5,662 sqft lot Est $668k · at est.

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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 +23.3/30.0
• ARV discount +9.1/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Come & see "The Palace!" - an incredible North-End neighborhood 6+/- bedroom, 3 full bath, 3 story multi-family masterpiece! This beautiful well-built home is tucked in the heart of a lovely predominantly single family road near the desirable Lake Forest area. Lovingly maintained by the same owner for 56+ years, this 3534 SF classic features a new roof, upgraded electrical, low maintenance vinyl siding, gleaming hardwood floors, 9 foot ceilings, fabulous private front porches and a fenced back yard! Rebuild the "as is" garage or tear it down and enjoy an even bigger yard! With high ceilings and full front and back stair cases to the 3rd floor, the smart buyer could look into creating a potential 3rd floor owner occupied apartment or enjoy a large family home with a bonus rental income, or rent all $3,500+/- with some minor cosmetic upgrades! Make your best move today, submit your offer and enjoy a true work of art in a "pride in our homes" neighborhood you will love and a home and setting to be celebrated. A few easy upgrades and you will enjoy an immediate return on the best investment in Bridgeport's North End! Decorative marble fireplace reportedly from Barnum estate, vintage crystal chandeliers and stained glass to remain. See the video!

Key facts

• Off street parking
• Newer roof
• Upgraded electrical

Tags

• PARTIALLY FENCED BACKYARD
• SCREENED IN PORCHES
• UPGRADED ELECTRICAL
• NEWER ROOF
• OFF STREET PARKING
• DETACHED TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $644k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $588/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $644k).
• Recommended offer: $625k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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-.
• 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $7,093/mo this rent would consume 116% of the median local household income ($73k/yr) (locally 2163% 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 $19k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($625k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $335k; list at $644k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $624,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $667,926
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Charron St	0.29mi	6/3.0 (+1)	3,248 (-8%)	8mo	$610,000	$188	57
23-25 Charron St	0.23mi	6/3.0 (+1)	3,277 (-7%)	17mo	$630,000	$192	54
285 Bartlett St	0.39mi	4/3.0 (-1)	3,740 (+6%)	18mo	$640,000	$171	48
448 Exeter St	0.33mi	5/3.0	3,093 (-12%)	24mo	$585,000	$189	40

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-28,494
• Equity at exit: $96,022

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $75,552
• Equity at exit: $55,681

Cash invested: $180,320 (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 06606

• Rents YoY: 3.1%
• Active inventory: 152
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $7,093 high
• Mortgage (P&I): −$3,377
• Tax from tax record: −$782 /mo · $9,381/yr
• Insurance: −$268
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,490
• Net cashflow: $1,176

Break-even live

Break-even rent $5,604

Max offer price $644,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,541	-5% $1,358	+0% $1,176	+5% $994	+10% $812
Rent	-10% $616	-5% $896	+0% $1,176	+5% $1,456	+10% $1,737
Rate	-1.0pp $1,500	-0.5pp $1,340	base $1,176	+0.5pp $1,009	+1.0pp $840

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$7,094
Total (2 units)			$7,093

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: $161,000
• Closing costs: $19,320
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 Hart St Bridgeport, CT	4.0	2.5	2730	$4,600	$1.68	44d	1	0.57mi
67 Tremont Ave Unit 1 Bridgeport, CT	4.0	1.0	4250	$3,600	$0.85	44d	1	1.03mi
67 Tremont Ave Bridgeport, CT	4.0	1.0	4114	$3,500	$0.85	44d	1	1.04mi
254 Wayne St Bridgeport, CT	4.0	2.0	3651	$2,975	$0.81	44d	1	1.04mi
41 Perth St Bridgeport, CT	6.0	2.0	2640	$2,200	$0.83	14d	1	1.27mi

Listing history 10 events

1. 2026-02-09
   status Under Contract
2. 2026-02-04
   price $644,000
3. 2026-01-27
   status Active
4. 2026-01-19
   status Under Contract
5. 2025-12-29
   listed $649,000 Active
6. 2019-07-18
   soldstatus $335,000
7. 2019-07-17
   soldstatus $335,000 Closed 1296-char remark

   Show marketing remark (1296 chars)

   Come & see "The Palace!" - an incredible North-End neighborhood 6+/- bedroom, 3 full bath, 3 story multi-family masterpiece! This beautiful well-built home is tucked in the heart of a lovely predominantly single family road near the desirable Lake Forest area. Lovingly maintained by the same owner for 56+ years, this 3534 SF classic features a new roof, upgraded electrical, low maintenance vinyl siding, gleaming hardwood floors, 9 foot ceilings, fabulous private front porches and a fenced back yard! Rebuild the "as is" garage or tear it down and enjoy an even bigger yard! With high ceilings and full front and back stair cases to the 3rd floor, the smart buyer could look into creating a potential 3rd floor owner occupied apartment or enjoy a large family home with a bonus rental income, or rent all $3,500+/- with some minor cosmetic upgrades! Make your best move today, submit your offer and enjoy a true work of art in a "pride in our homes" neighborhood you will love and a home and setting to be celebrated. A few easy upgrades and you will enjoy an immediate return on the best investment in Bridgeport's North End! Decorative marble fireplace reportedly from Barnum estate, vintage crystal chandeliers and stained glass to remain. See the video!

8. 2019-06-20
   historical 1296-char remark

   Show marketing remark (1296 chars)

   Come & see "The Palace!" - an incredible North-End neighborhood 6+/- bedroom, 3 full bath, 3 story multi-family masterpiece! This beautiful well-built home is tucked in the heart of a lovely predominantly single family road near the desirable Lake Forest area. Lovingly maintained by the same owner for 56+ years, this 3534 SF classic features a new roof, upgraded electrical, low maintenance vinyl siding, gleaming hardwood floors, 9 foot ceilings, fabulous private front porches and a fenced back yard! Rebuild the "as is" garage or tear it down and enjoy an even bigger yard! With high ceilings and full front and back stair cases to the 3rd floor, the smart buyer could look into creating a potential 3rd floor owner occupied apartment or enjoy a large family home with a bonus rental income, or rent all $3,500+/- with some minor cosmetic upgrades! Make your best move today, submit your offer and enjoy a true work of art in a "pride in our homes" neighborhood you will love and a home and setting to be celebrated. A few easy upgrades and you will enjoy an immediate return on the best investment in Bridgeport's North End! Decorative marble fireplace reportedly from Barnum estate, vintage crystal chandeliers and stained glass to remain. See the video!

9. 2019-05-14
   historical Under Contract - Continue to Show 1296-char remark

   Show marketing remark (1296 chars)

   Come & see "The Palace!" - an incredible North-End neighborhood 6+/- bedroom, 3 full bath, 3 story multi-family masterpiece! This beautiful well-built home is tucked in the heart of a lovely predominantly single family road near the desirable Lake Forest area. Lovingly maintained by the same owner for 56+ years, this 3534 SF classic features a new roof, upgraded electrical, low maintenance vinyl siding, gleaming hardwood floors, 9 foot ceilings, fabulous private front porches and a fenced back yard! Rebuild the "as is" garage or tear it down and enjoy an even bigger yard! With high ceilings and full front and back stair cases to the 3rd floor, the smart buyer could look into creating a potential 3rd floor owner occupied apartment or enjoy a large family home with a bonus rental income, or rent all $3,500+/- with some minor cosmetic upgrades! Make your best move today, submit your offer and enjoy a true work of art in a "pride in our homes" neighborhood you will love and a home and setting to be celebrated. A few easy upgrades and you will enjoy an immediate return on the best investment in Bridgeport's North End! Decorative marble fireplace reportedly from Barnum estate, vintage crystal chandeliers and stained glass to remain. See the video!

10. 2019-05-08
    listed $335,000 Active 1296-char remark

    Show marketing remark (1296 chars)

    Come & see "The Palace!" - an incredible North-End neighborhood 6+/- bedroom, 3 full bath, 3 story multi-family masterpiece! This beautiful well-built home is tucked in the heart of a lovely predominantly single family road near the desirable Lake Forest area. Lovingly maintained by the same owner for 56+ years, this 3534 SF classic features a new roof, upgraded electrical, low maintenance vinyl siding, gleaming hardwood floors, 9 foot ceilings, fabulous private front porches and a fenced back yard! Rebuild the "as is" garage or tear it down and enjoy an even bigger yard! With high ceilings and full front and back stair cases to the 3rd floor, the smart buyer could look into creating a potential 3rd floor owner occupied apartment or enjoy a large family home with a bonus rental income, or rent all $3,500+/- with some minor cosmetic upgrades! Make your best move today, submit your offer and enjoy a true work of art in a "pride in our homes" neighborhood you will love and a home and setting to be celebrated. A few easy upgrades and you will enjoy an immediate return on the best investment in Bridgeport's North End! Decorative marble fireplace reportedly from Barnum estate, vintage crystal chandeliers and stained glass to remain. See the video!

ⓘ 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: $9,381 · $782/mo
• Projected year-2 tax: $11,581 · $965/mo
• Expected delta: +$2,200/yr (+$183/mo · 23.5%)

ⓘ 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 5/10 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: $85,116
• − Mortgage interest: −$36,074
• − Property taxes: −$9,381
• − Insurance: −$3,220
• − Repairs & maintenance: −$6,809
• − Management: −$6,809
• − Depreciation: −$18,735
• Taxable income: $4,088
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $13,133/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

+92.2% since first listed

10 events — show timeline

• 2026-02-09 Pending — Smart MLS
• 2026-02-04 Price Changed $644,000 Smart MLS
• 2026-01-27 Relisted — Smart MLS
• 2026-01-19 Pending — Smart MLS
• 2025-12-29 Listed $649,000 Smart MLS
• 2019-07-18 Sold (Public Records) $335,000 Public Records
• 2019-07-17 Sold (MLS) $335,000 Smart MLS
• 2019-06-20 Listing Removed — Smart MLS
• 2019-05-14 Contingent — Smart MLS
• 2019-05-08 Listed $335,000 Smart MLS

Property tax history

+1.3%/yr

Latest (2023): $9,381 · +0.0% YoY. Source: county tax records.