71 Cupheag Cres · Stratford, CT 06614

$99,000

3 bd · 1.0 ba · 928 sqft · Condo · 4 Days on market

Built 1943 Fair condition $107/sqft · 27% below area Est $136k · 27% under $608/mo HOA · 29% 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 +29.8/30.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a peaceful cul-de-sac in Fairfield County you'll find this affordable home with plenty of potential. This property presents an opportunity for personal touches. Convenient monthly HOA that covers taxes, sewer, water, insurance, and maintenance. Purchase is subject to co-op approval, and owner occupancy is required. Don't miss your chance to make this property your own!

Key facts

• $608 HOA
• Built 1943
• Listed 4 days

Property features AI

Finance

• Other: Pets allowed (check rules and regulations)
• HOA & community: Has homeowners association; Monthly HOA fee; HOA covers trash pickup, water, sewer, insurance, and taxes

Exterior

• Utilities: Public water connected; Public sewer connected; Hot water: Other; Heat fuel: Natural gas
• Home design: Condo / Co‑Op (Co‑Op); End unit; Part of the Stonybrook Gardens complex
• Construction: Frame construction
• Exterior features: Vinyl siding; Located on a cul-de-sac

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms (main level laundry)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Attic with hatch access; No basement; Total of 6 rooms; Unit spans 2 levels
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).

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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

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 1943 — 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: 2.12% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.79%
• DSCR: 1.70
• GRM: 3.9

CMA / ARV

• ARV (median comp): $135,747
• List price: $99,000
• Delta: -27.07%
• 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: 7.0%
• Equity multiple: 1.27×
• Total profit: $7,589
• Equity at exit: $14,761

10-year hold

• IRR: 16.6%
• Equity multiple: 2.38×
• Total profit: $38,162
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$608
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $365

Break-even live

Break-even rent $1,636

Max offer price $99,000

Occupancy floor 78%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 33 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	0.41mi
119 Dupont Pl Bridgeport, CT	2.0	1.0	820	$2,000	$2.44	43d	1	0.74mi
600 Bond St Unit 113 Bridgeport, CT	2.0	1.0	893	$3,000	$3.36	43d	1	0.74mi
191 DuPont Pl Bridgeport, CT	2.0	1.0	810	$1,850	$2.28	23d	1	0.75mi
184 Pearl Harbor St Unit 2 Bridgeport, CT	2.0	1.0	850	$2,000	$2.35	23d	1	0.77mi
228 Weber St Unit 2ndfl Stratford, CT	2.0	1.0	937	$2,100	$2.24	44d	1	0.91mi
35 Nob Hill Cir Unit D Bridgeport, CT	2.0	1.0	900	$2,050	$2.28	43d	1	0.93mi
371 Dover St Unit 371 Bridgeport, CT	2.0	1.0	900	$2,100	$2.33	43d	1	0.93mi
282 Texas Ave Unit Nob Bridgeport, CT	2.0	1.0	980	$2,000	$2.04	14d	1	0.94mi
268 Bond St Bridgeport, CT	2.0	1.0	900	$2,200	$2.44	43d	1	1.05mi
144 Palisade Ave Bridgeport, CT	3.0	1.0	1096	$2,600	$2.37	43d	1	1.07mi
120 Huntington Tpke #809 Bridgeport, CT	2.0	1.0	940	$2,100	$2.23	3d	1	1.11mi
116 Hastings St Bridgeport, CT	2.0	1.5	857	$2,400	$2.80	14d	1	1.15mi
54 Remington St Bridgeport, CT	3.0	1.0	1004	$1,900	$1.89	3d	1	1.18mi
1874 Barnum Ave Unit 2E Stratford, CT	3.0	1.0	1000	$2,800	$2.80	3d	1	1.19mi
129 Sage Ave Unit 2R Bridgeport, CT	2.0	1.0	1030	$1,750	$1.70	21d	1	1.19mi
246 Judson Pl Apt B Bridgeport, CT	3.0	1.0	1000	$2,800	$2.80	14d	1	1.22mi
231 Goddard Ave Unit 3RD Bridgeport, CT	2.0	1.0	618	$1,700	$2.75	3d	1	1.24mi
231 Goddard Ave Unit 2ND Bridgeport, CT	2.0	1.0	950	$2,100	$2.21	3d	1	1.24mi
220 Alpine St Unit 222 3rd floor Bridgeport, CT	2.0	1.0	900	$2,000	$2.22	43d	1	1.26mi
250 Summerfield Ave Unit 1 Bridgeport, CT	2.0	1.0	1000	$1,875	$1.88	3d	1	1.27mi
444 Huntington Rd Stratford, CT	2.0	1.0	934	$2,150	$2.30	3d	1	1.29mi
36 Carver St Unit 1 Bridgeport, CT	2.0	1.0	1094	$2,200	$2.01	23d	1	1.29mi
22-26 Carver St Bridgeport, CT	2.0	1.0	1094	$2,200	$2.01	11d	1	1.30mi
126 Goddard Ave Unit B Bridgeport, CT	2.0	1.0	1000	$1,995	$2.00	3d	1	1.31mi
136 Peace St Unit 4 Stratford, CT	2.0	1.0	800	$1,700	$2.12	43d	1	1.32mi
192 Peace St Unit 1st floor Stratford, CT	2.0	1.0	712	$2,000	$2.81	43d	1	1.34mi
985 Huntington Rd Stratford, CT	2.0	1.0	900	$1,750	$1.94	23d	1	1.35mi
2156 Seaview Ave Fl LHS Bridgeport, CT	3.0	1.0	1000	$2,400	$2.40	43d	1	1.35mi
1804 Barnum Ave Unit 10 Bridgeport, CT	2.0	1.0	1100	$2,000	$1.82	43d	1	1.37mi
1145 Ogden St Unit 3R Bridgeport, CT	3.0	1.0	1000	$1,695	$1.70	14d	1	1.38mi
123 Summerfield Ave Bridgeport, CT	2.0	1.0	1026	$2,300	$2.24	43d	1	1.39mi
329 Orchard St Unit 2ND FLOOR Bridgeport, CT	2.0	1.0	990	$1,800	$1.82	43d	1	1.47mi

HOA detail condo

• Monthly dues: $608 · $7,296/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-19
   status $99,000 Active 4 DOM
2. 2026-05-04
   status Under Contract 386-char remark
3. 2026-04-29
   listed $99,000 Active 386-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: $25,167
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$7,296
• − Depreciation: −$2,880
• Taxable income: $3,439
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $3,551/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 · 12 photos

Fair 45/100 Moderate rehab

This townhouse presents an opportunity for personal touches and moderate renovations. The kitchen and bathroom are in poor condition and require major updates. Painting the interior walls and replacing the carpeted flooring would significantly improve the home's curb appeal and increase its value.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major kitchen flooring — dated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major bathroom cabinetry — outdated and in poor condition

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would significantly increase both resale and rental value
• Both update bathroom fixtures and cabinetry — modernizing the bathroom would significantly increase both resale and rental value
• Both paint interior walls — painting the interior walls would improve the home's curb appeal and increase its value
• Both replace carpeted flooring with hardwood or tile — replacing the carpeted flooring with hardwood or tile would significantly increase both resale and rental value
• Both repair/replace windows — repairing or replacing the windows would improve the home's energy efficiency and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
kitchen flooring · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
bathroom cabinetry · outdated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both update bathroom fixtures and cabinetry — modernizing the bathroom would significantly increase both resale and rental value ↑
• Both paint interior walls — painting the interior walls would improve the home's curb appeal and increase its value ↑
• Both replace carpeted flooring with hardwood or tile — replacing the carpeted flooring with hardwood or tile would significantly increase both resale and rental value ↑
• Both repair/replace windows — repairing or replacing the windows would improve the home's energy efficiency and increase its 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

• 2026-05-04 Pending — Smart MLS
• 2026-04-29 Listed $99,000 Smart MLS