46 Vought Pl · Stratford, CT 06614

$90,000

2 bd · 1.0 ba · 1,024 sqft · Condo · 9 Days on market

Built 1942 Poor condition $88/sqft · 43% below area Est $157k · 43% under $576/mo HOA · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2 BR, 1 BA townhouse-style unit with great potential! Features include a large fenced yard, preferred rear parking, and oversized shed for storage. Home needs work and is being sold as-is. Per HOA, all required repairs must be completed prior to occupancy. HOA includes real estate taxes, heat, water, sewer, and certain maintenance costs. Owner-occupied community, no rentals permitted. Buyer must meet HOA requirements: minimum 650 credit score, $3,500/month gross income, max 36 DTI, and submission of 2 years of tax returns and supporting documentation. Full details provided during application process.

Key facts

• $576 HOA
• 2 parking spots
• Built 1942

Property features AI

Finance

• Other: Professional on-site property management; Pets allowed (contact Stonybrook for details)
• Financial info: $576 monthly HOA fee
• HOA & community: Homeowners association with monthly fee; Association fee includes front desk receptionist, water, sewer, property management, and taxes

Exterior

• Parking: Paved off-street parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Co-op unit (Condo/Co-Op for sale); Located in the Stonybrook Gardens complex; End unit; Unit on 1st floor; Blue exterior color
• Construction: Frame construction
• Exterior features: Wood siding; Level lot on a cul-de-sac

Interior

• Kitchen: Gas range; Range hood
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heat; Natural gas hot water (40-gallon tank)
• Interior features: 5 total rooms; 2 levels; Crawl space basement; Attic with pull-down stairs
• Laundry & utility: Washer and dryer included; Laundry in utility room on main level

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$157,445) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

Location & tenants

• Location reads 76/100 on livability (#56 in CT, #3,523 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: commute F.
• 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: 138 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.46% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 3.4

CMA / ARV

• ARV (median comp): $157,445
• List price: $90,000
• Delta: -42.84%
• 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: 20.1%
• Equity multiple: 1.82×
• Total profit: $20,686
• Equity at exit: $13,419

10-year hold

• IRR: 28.5%
• Equity multiple: 3.56×
• Total profit: $64,504
• Equity at exit: $7,782

Cash invested: $25,200 (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 06614

• Active inventory: 138
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,210 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$576
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $548

Break-even live

Break-even rent $1,516

Max offer price $90,000

Occupancy floor 70%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
591 Pearl Harbor St Bridgeport, CT	2.0	1.0	900	$1,750	$1.94	3d	1	0.56mi
172 Swanson Ave Stratford, CT	3.0	1.5	1495	$3,300	$2.21	3d	1	0.58mi
285 Clover St Unit 2 Stratford, CT	3.0	1.0	1152	$2,150	$1.87	44d	1	0.78mi
285 Clover St Unit 2 Stratford, CT	2.0	1.0	1152	$2,150	$1.87	24d	1	0.78mi
184 Pearl Harbor St Unit 2 Bridgeport, CT	2.0	1.0	850	$2,000	$2.35	24d	1	0.83mi
228 Weber St Unit 2ndfl Stratford, CT	2.0	1.0	937	$2,100	$2.24	44d	1	0.85mi
231 Nichols Ave Stratford, CT	3.0	1.0	1200	$3,000	$2.50	19d	1	0.87mi
64 Velvet St Bridgeport, CT	3.0	1.0	1430	$2,500	$1.75	12d	1	0.93mi
600 Bond St Unit 113 Bridgeport, CT	2.0	1.0	893	$3,000	$3.36	44d	1	0.94mi
47 Clover St Stratford, CT	2.0	1.0	1280	$1,950	$1.52	14d	1	1.01mi
197-199 Dupont Pl Bridgeport, CT	1.0	1.0	976	$1,700	$1.74	3d	1	1.01mi
119 Dupont Pl Bridgeport, CT	2.0	1.0	820	$2,000	$2.44	44d	1	1.01mi
191 DuPont Pl Bridgeport, CT	2.0	1.0	810	$1,850	$2.28	24d	1	1.02mi
1874 Barnum Ave Unit 2E Stratford, CT	3.0	1.0	1000	$2,800	$2.80	3d	1	1.03mi
1095 Hillside Ave Unit 1 Stratford, CT	2.0	1.0	1186	$2,300	$1.94	24d	1	1.03mi
444 Huntington Rd Stratford, CT	2.0	1.0	934	$2,150	$2.30	3d	1	1.06mi
371 Dover St Unit 371 Bridgeport, CT	2.0	1.0	900	$2,100	$2.33	44d	1	1.07mi
25 Colonial Dr Unit NA Stratford, CT	3.0	1.0	1310	$3,400	$2.60	11d	1	1.12mi
129 Sage Ave Unit 2R Bridgeport, CT	2.0	1.0	1030	$1,750	$1.70	21d	1	1.15mi
144 Palisade Ave Bridgeport, CT	3.0	1.0	1096	$2,600	$2.37	44d	1	1.17mi
268 Bond St Bridgeport, CT	2.0	1.0	900	$2,200	$2.44	44d	1	1.18mi
35 Nob Hill Cir Unit D Bridgeport, CT	2.0	1.0	900	$2,050	$2.28	44d	1	1.19mi
985 Huntington Rd Stratford, CT	2.0	1.0	900	$1,750	$1.94	24d	1	1.20mi
2336 Barnum Ave Stratford, CT	2.0	1.0	1272	$1,950	$1.53	3d	1	1.20mi
282 Texas Ave Unit Nob Bridgeport, CT	2.0	1.0	980	$2,000	$2.04	14d	1	1.20mi
136 Peace St Unit 4 Stratford, CT	2.0	1.0	800	$1,700	$2.12	44d	1	1.21mi
192 Peace St Unit 1st floor Stratford, CT	2.0	1.0	712	$2,000	$2.81	44d	1	1.24mi
246 Judson Pl Apt B Bridgeport, CT	3.0	1.0	1000	$2,800	$2.80	14d	1	1.26mi
54 Remington St Bridgeport, CT	3.0	1.0	1004	$1,900	$1.89	3d	1	1.28mi
250 Summerfield Ave Unit 1 Bridgeport, CT	2.0	1.0	1000	$1,875	$1.88	3d	1	1.29mi
110-112 Pixlee Pl Unit 2 Bridgeport, CT	2.0	1.0	1151	$1,800	$1.56	21d	1	1.32mi
1804 Barnum Ave Unit 10 Bridgeport, CT	2.0	1.0	1100	$2,000	$1.82	44d	1	1.33mi
335 Ridgefield Ave Bridgeport, CT	3.0	1.0	1400	$2,250	$1.61	3d	1	1.34mi
253 East Ave Unit 253 Bridgeport, CT	2.0	1.0	1267	$1,750	$1.38	24d	1	1.34mi
333 Ridgefield Ave Bridgeport, CT	3.0	1.0	1400	$2,250	$1.61	3d	1	1.34mi
125 Louisiana Ave #125 Bridgeport, CT	2.0	1.0	1448	$1,750	$1.21	44d	1	1.34mi
116 Hastings St Bridgeport, CT	2.0	1.5	857	$2,400	$2.80	14d	1	1.35mi
654 Longbrook Ave #654 Stratford, CT	2.0	1.5	907	$2,500	$2.76	24d	1	1.38mi
120 Huntington Tpke #809 Bridgeport, CT	2.0	1.0	940	$2,100	$2.23	3d	1	1.38mi
53 Pixlee Pl Unit 2nd Bridgeport, CT	3.0	1.0	1475	$2,195	$1.49	3d	1	1.39mi

HOA detail condo

• Monthly dues: $576 · $6,912/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-14
   status Under Contract 607-char remark
2. 2026-05-05
   listed $90,000 Active 607-char remark

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

Taxation est. · year 1

• Rental income: $26,516
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$6,912
• − Depreciation: −$2,618
• Taxable income: $5,902
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $5,156/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 · 22 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to a livable condition. Immediate safety and aesthetic issues need addressing, including exposed wiring, missing fixtures, and peeling paint. Upgrading the kitchen, windows, and HVAC, along with landscaping, would significantly increase its value.

Repairs flagged

• Major Exposed wiring in kitchen — Safety hazard
• Major Missing countertops in kitchen — Aesthetic and functionality
• Major Missing fixtures in bathroom — Aesthetic and functionality
• Major Peeling paint throughout — Safety and aesthetics
• Major Exposed subfloor in kitchen — Safety and functionality
• Major Old windows — Safety and energy efficiency
• Major Old HVAC appliances — Energy efficiency and comfort

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves aesthetics and functionality
• Both Upgrading windows and HVAC — Enhances energy efficiency and comfort
• Both Landscaping and yard maintenance — Improves curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring in kitchen · Safety hazard	Major	$15,000–50,000
Missing countertops in kitchen · Aesthetic and functionality	Major	$15,000–50,000
Missing fixtures in bathroom · Aesthetic and functionality	Major	$15,000–50,000
Peeling paint throughout · Safety and aesthetics	Major	$15,000–50,000
Exposed subfloor in kitchen · Safety and functionality	Major	$15,000–50,000
Old windows · Safety and energy efficiency	Major	$15,000–50,000
Old HVAC appliances · Energy efficiency and comfort	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Improves aesthetics and functionality ↑
• Both Upgrading windows and HVAC — Enhances energy efficiency and comfort ↑
• Both Landscaping and yard maintenance — Improves curb appeal and property value ↑

ⓘ 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: 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 — Stratford

• Score: 76/100
• State rank: #56
• US rank: #3523

Category grades

Amenities B Commute F Cost of living C Crime A- Employment B+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,136
• Population (ZIP): 35,538

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 8% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Jamaica, Dominican Republic
• Languages at home: 80% English-only · Spanish 11% Other Indo-European 3% 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: ▼ -343.74%
• Current HPI: 206.0128
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-14 Pending — Smart MLS
• 2026-05-05 Listed $90,000 Smart MLS