11 Beverly Dr · Bridgeport, CT 06610

$285,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 10 Days on market

Built 1990 7,405 sqft lot Est $445k · 36% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

4 bedroom, 2 bath Colonial with approximately 1,600 sq ft. The home is in need of extensive renovation, including but not limited to roof, siding, windows, and furnace, along with kitchen, baths, and interior updates throughout. This property is a true fixer-upper and is best suited for investors, contractors, or buyers seeking a full renovation project. While it needs significant work, it offers solid potential and would be worth the effort for the right buyer. Property being sold as-is.

Key facts

• 7,405 sq ft lot
• Built 1990
• Listed 10 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Single-family home
• Construction: Frame construction; Masonry foundation; Built prior to or around public record living area of 1680 sq ft
• Exterior features: Level lot; Clapboard siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat (natural gas); Window unit cooling
• Interior features: Full basement; Attic with access via hatch; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Cap rate 9.0% 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: 68 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $3,640/mo this rent would consume 85% of the median local household income ($52k/yr) (locally 1368% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: property tax is 2.6% of price.
• Climate carrying-cost: 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 $285,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $445,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Beverly Dr	0.05mi	4/2.0	1,902 (+13%)	4mo	$450,000	$237	72
374 Mapledale Pl	0.22mi	4/2.5	1,804 (+7%)	6mo	$475,000	$263	70
287 Pasadena Pl	0.16mi	3/2.0 (-1)	1,793 (+7%)	10mo	$475,000	$265	68
165 Nutmeg Rd	0.30mi	3/2.0 (-1)	1,595 (-5%)	6mo	$460,000	$288	68
120 Priscilla St	0.34mi	3/1.5 (-1)	1,740 (+4%)	8mo	$350,000	$201	64
40 Hillcrest Rd	0.57mi	4/2.0	1,714 (+2%)	11mo	$385,000	$225	61
29 Hooker Rd	0.18mi	3/2.5 (-1)	1,896 (+13%)	11mo	$395,000	$208	54
212 Dayton Rd	0.49mi	3/2.0 (-1)	1,555 (-7%)	7mo	$393,000	$253	54
92 Blueberry Rd	0.40mi	3/2.0 (-1)	1,502 (-11%)	8mo	$450,000	$300	52
27 Lansing Ave	0.67mi	3/1.5 (-1)	1,700 (+1%)	11mo	$540,000	$318	50
40 Sullivan Pl	0.63mi	3/1.5 (-1)	1,532 (-9%)	1mo	$460,000	$300	48
16 Oakdale St	0.53mi	3/2.0 (-1)	1,440 (-14%)	6mo	$526,000	$365	42

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-5,431
• Equity at exit: $42,494

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $48,357
• Equity at exit: $24,642

Cash invested: $79,800 (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: 68
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,640 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$626 /mo · $7,511/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $636

Break-even live

Break-even rent $2,834

Max offer price $285,000

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Hillcrest Rd Bridgeport, CT	3.0	2.0	1264	$3,600	$2.85	10d	1	0.52mi
39 Asia Cir Bridgeport, CT	4.0	2.5	1411	$3,650	$2.59	23d	1	0.55mi
305 Sylvan St Bridgeport, CT	4.0	3.5	1776	$4,250	$2.39	2d	1	0.62mi
96 Balsam Ave Unit 2 Bridgeport, CT	3.0	1.0	1792	$2,400	$1.34	43d	1	0.65mi
560 Old Town Rd Trumbull, CT	3.0	2.0	1896	$3,800	$2.00	2d	1	0.80mi
5 Cloverhill Ave Bridgeport, CT	4.0	2.0	1344	$4,000	$2.98	2d	1	0.87mi
20 Oakridge Rd Trumbull, CT	4.0	3.0	1658	$5,000	$3.02	23d	1	0.92mi
2048 E Main St Bridgeport, CT	4.0	2.0	2000	$3,000	$1.50	43d	1	1.09mi
100 Avalon Gates Trumbull, CT	1.0–3.0	1.0–2.0	1082	$3,390	$3.13	2d	28	1.10mi
70 Pitt St Bridgeport, CT	4.0	1.0	1208	$3,200	$2.65	21d	1	1.16mi
51 Indian Ave Unit 1546115P Bridgeport, CT	3.0	1.0	1388	$3,871	$2.79	11d	1	1.37mi
365 Remington St Bridgeport, CT	5.0	2.0	1124	$3,800	$3.38	43d	1	1.42mi
14 Infield St Bridgeport, CT	3.0	2.5	1344	$3,200	$2.38	43d	1	1.45mi
131 Infield St Bridgeport, CT	3.0	1.5	1199	$3,450	$2.88	43d	1	1.48mi

Listing history 4 events

1. 2026-04-23
   status Under Contract
2. 2026-04-23
   status Active
3. 2026-04-20
   historical
4. 2026-04-08
   listed $285,000 Active

ⓘ 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: $7,511 · $626/mo
• Projected year-2 tax: $7,511 · $626/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $43,680
• − Mortgage interest: −$15,964
• − Property taxes: −$7,511
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,494
• − Management: −$3,494
• − Depreciation: −$8,291
• Taxable income: $3,500
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $6,796/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): 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

4 events — show timeline

• 2026-04-23 Pending — Smart MLS
• 2026-04-23 Relisted — Smart MLS
• 2026-04-20 Listing Removed — Smart MLS
• 2026-04-08 Listed $285,000 Smart MLS

Property tax history

-0.2%/yr

Latest (2023): $7,511 · +0.0% YoY. Source: county tax records.