855 Brewster St · Bridgeport, CT 06605

$690,000

6 bd · 3.0 ba · 2,483 sqft · MultiFamily public records · 315 Days on market

Built 1930 5,227 sqft lot $278/sqft · 17% above area Est $591k · 17% over

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

An incredible investment opportunity in a highly desirable Black Rock Neighborhood. This well maintained 3 Family property is perfect for investors or owner occupied. Ideally located within walking distance to the Fairfield Metro Train Station, shops and restaurants along Fairfield Ave. It's a short drive to I-95 and Downtown Fairfield and Black Rock Turnpike. This 3 Family home has 5 Bedrooms, 3 baths and Hardwood Floors. This spacious home offers a two bedroom, large Livingroom, tiled Bath and Eat-in Kitchen on the first and second floors. Both have the same layout with the addition of an enclosed porch on the second floor. Sold as Is.

Key facts

• Vinyl siding
• New roof
• 5,227 sq ft lot

Tags

• PRIVATE BACK YARD SPACE
• DETACHED TWO CAR GARAGE
• NEWLY PAVED ASPHALT DRIVEWAY
• VINYL SIDING
• NEW ROOF
• TWO NEWER GAS FIRED FURNACES

What this means for you Summary

Snapshot

• This is a 2×5bd/3.0ba + 1×1bd/1.0ba units multifamily listed at $690k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $533/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $690k).
• Recommended offer: $607k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+1.8%/yr); 47 active listings in the ZIP; 3 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 $7,942/mo this rent would consume 170% of the median local household income ($56k/yr) (locally 2367% 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 $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($607k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y ago; this cycle's ask is 32757% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $136k; list at $690k implies a 407% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $607,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 12% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $590,793
• List price: $690,000
• Delta: 16.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Alfred St	0.09mi	6/3.0	2,357 (-5%)	6mo	$660,000	$280	82
192 Scofield Ave	0.27mi	6/2.0	2,441 (-2%)	8mo	$650,000	$266	74
7 Wilson St	0.19mi	6/3.0	2,332 (-6%)	10mo	$570,000	$244	73
167 Scofield Ave	0.24mi	6/2.0	2,244 (-10%)	4mo	$550,000	$245	65
102 Hansen Ave	0.47mi	6/2.0	2,511 (+1%)	9mo	$390,000	$155	64
40-42 Hansen Ave	0.51mi	6/3.0	2,559 (+3%)	11mo	$620,000	$242	62
68 Ardmore St	0.60mi	6/3.0	2,604 (+5%)	10mo	$751,000	$288	56
39 Jetland Pl	0.28mi	5/2.5 (-1)	2,178 (-12%)	5mo	$535,300	$246	55
34 Hanford Ave	0.32mi	5/3.0 (-1)	2,215 (-11%)	8mo	$645,000	$291	55
318-316 Grovers Ave	0.55mi	6/3.0	2,807 (+13%)	2mo	$786,500	$280	51
186 Grasmere Ave	0.65mi	5/3.0 (-1)	2,392 (-4%)	9mo	$751,000	$314	51
652-664 Black Rock Tpke	0.66mi	5/4.0 (-1)	2,816 (+13%)	3mo	$810,000	$288	36

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 · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-19,289
• Equity at exit: $102,881

10-year hold

• IRR: 5.7%
• Equity multiple: 1.40×
• Total profit: $76,962
• Equity at exit: $59,659

Cash invested: $193,200 (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 06605

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 47
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $7,942 medium
• Mortgage (P&I): −$3,618
• Tax from tax record: −$769 /mo · $9,228/yr
• Insurance: −$288
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,668
• Net cashflow: $1,599

Break-even live

Break-even rent $5,918

Max offer price $690,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	3	$5,768
1× unit	1	1	$2,174
Total (3 units)			$7,942

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: $172,500
• Closing costs: $20,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 New England Ave Fairfield, CT	5.0	4.5	3225	$7,500	$2.33	43d	1	0.50mi
38 Pepperbush Ln Fairfield, CT	5.0	3.0	2860	$7,500	$2.62	11d	1	1.36mi
38 Pepperbush Ln Fairfield, CT	5.0	3.5	3190	$7,500	$2.35	23d	1	1.36mi

Listing history 37 events

1. 2026-06-18
   days on market $690,000 Active 315 DOM
2. 2026-06-17
   days on market $690,000 Active 314 DOM
3. 2026-06-16
   days on market $690,000 Active 313 DOM
4. 2026-06-15
   days on market $690,000 Active 312 DOM
5. 2026-06-13
   days on market $690,000 Active 310 DOM
6. 2026-06-13
   days on market $690,000 Active 309 DOM
7. 2026-06-10
   days on market $690,000 Active 307 DOM
8. 2026-06-09
   days on market $690,000 Active 306 DOM
9. 2026-06-08
   days on market $690,000 Active 305 DOM
10. 2026-06-07
    pricedays on market $690,000 Active 304 DOM
11. 2026-06-05
    days on market $725,000 Active 301 DOM
12. 2026-06-03
    days on market $725,000 Active 300 DOM
13. 2026-06-03
    days on market $725,000 Active 299 DOM
14. 2026-06-01
    days on market $725,000 Active 298 DOM
15. 2026-05-31
    days on market $725,000 Active 297 DOM
16. 2026-04-21
    price $725,000 645-char remark

    Show marketing remark (645 chars)

    An incredible investment opportunity in a highly desirable Black Rock Neighborhood. This well maintained 3 Family property is perfect for investors or owner occupied. Ideally located within walking distance to the Fairfield Metro Train Station, shops and restaurants along Fairfield Ave. It's a short drive to I-95 and Downtown Fairfield and Black Rock Turnpike. This 3 Family home has 5 Bedrooms, 3 baths and Hardwood Floors. This spacious home offers a two bedroom, large Livingroom, tiled Bath and Eat-in Kitchen on the first and second floors. Both have the same layout with the addition of an enclosed porch on the second floor. Sold as Is.

17. 2026-02-09
    historical $1,890
18. 2026-01-02
    price $755,000 645-char remark

    Show marketing remark (645 chars)

    An incredible investment opportunity in a highly desirable Black Rock Neighborhood. This well maintained 3 Family property is perfect for investors or owner occupied. Ideally located within walking distance to the Fairfield Metro Train Station, shops and restaurants along Fairfield Ave. It's a short drive to I-95 and Downtown Fairfield and Black Rock Turnpike. This 3 Family home has 5 Bedrooms, 3 baths and Hardwood Floors. This spacious home offers a two bedroom, large Livingroom, tiled Bath and Eat-in Kitchen on the first and second floors. Both have the same layout with the addition of an enclosed porch on the second floor. Sold as Is.

19. 2026-01-02
    status Active 645-char remark

    Show marketing remark (645 chars)

    An incredible investment opportunity in a highly desirable Black Rock Neighborhood. This well maintained 3 Family property is perfect for investors or owner occupied. Ideally located within walking distance to the Fairfield Metro Train Station, shops and restaurants along Fairfield Ave. It's a short drive to I-95 and Downtown Fairfield and Black Rock Turnpike. This 3 Family home has 5 Bedrooms, 3 baths and Hardwood Floors. This spacious home offers a two bedroom, large Livingroom, tiled Bath and Eat-in Kitchen on the first and second floors. Both have the same layout with the addition of an enclosed porch on the second floor. Sold as Is.

20. 2025-12-31
    historical 645-char remark

    Show marketing remark (645 chars)

    An incredible investment opportunity in a highly desirable Black Rock Neighborhood. This well maintained 3 Family property is perfect for investors or owner occupied. Ideally located within walking distance to the Fairfield Metro Train Station, shops and restaurants along Fairfield Ave. It's a short drive to I-95 and Downtown Fairfield and Black Rock Turnpike. This 3 Family home has 5 Bedrooms, 3 baths and Hardwood Floors. This spacious home offers a two bedroom, large Livingroom, tiled Bath and Eat-in Kitchen on the first and second floors. Both have the same layout with the addition of an enclosed porch on the second floor. Sold as Is.

21. 2025-10-22
    price $1,900
22. 2025-10-21
    price $760,000 645-char remark

    Show marketing remark (645 chars)

    An incredible investment opportunity in a highly desirable Black Rock Neighborhood. This well maintained 3 Family property is perfect for investors or owner occupied. Ideally located within walking distance to the Fairfield Metro Train Station, shops and restaurants along Fairfield Ave. It's a short drive to I-95 and Downtown Fairfield and Black Rock Turnpike. This 3 Family home has 5 Bedrooms, 3 baths and Hardwood Floors. This spacious home offers a two bedroom, large Livingroom, tiled Bath and Eat-in Kitchen on the first and second floors. Both have the same layout with the addition of an enclosed porch on the second floor. Sold as Is.

23. 2025-09-18
    price $1,990
24. 2025-08-26
    listed $2,100
25. 2025-08-04
    listed $795,000 Active 645-char remark

    Show marketing remark (645 chars)

    An incredible investment opportunity in a highly desirable Black Rock Neighborhood. This well maintained 3 Family property is perfect for investors or owner occupied. Ideally located within walking distance to the Fairfield Metro Train Station, shops and restaurants along Fairfield Ave. It's a short drive to I-95 and Downtown Fairfield and Black Rock Turnpike. This 3 Family home has 5 Bedrooms, 3 baths and Hardwood Floors. This spacious home offers a two bedroom, large Livingroom, tiled Bath and Eat-in Kitchen on the first and second floors. Both have the same layout with the addition of an enclosed porch on the second floor. Sold as Is.

26. 2000-03-16
    soldstatus $136,000
27. 1999-12-30
    historical
28. 1999-11-22
    listed $143,900
29. 1998-06-30
    historical
30. 1998-03-01
    listed $138,000
31. 1997-12-30
    historical
32. 1997-10-08
    listed $125,000
33. 1997-07-31
    historical
34. 1997-06-24
    listed $128,900
35. 1997-06-24
    historical
36. 1997-05-11
    listed $129,000
37. 1988-07-14
    soldstatus $186,000

ⓘ 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: $9,228 · $769/mo
• Projected year-2 tax: $11,997 · $1,000/mo
• Expected delta: +$2,769/yr (+$231/mo · 30.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% 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 66% 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: $95,304
• − Mortgage interest: −$38,651
• − Property taxes: −$9,228
• − Insurance: −$3,450
• − Repairs & maintenance: −$7,624
• − Management: −$7,624
• − Depreciation: −$20,073
• Taxable income: $8,654
• Est. tax owed @ 24.0%: −$2,077
• After-tax cash flow: $17,114/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): 25,929
• Household income: $56,179
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 2367.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 39% White 33% Black 19% Two or more races 12% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 17% Cuban 3% Dominican 3%
• Common ancestry: Romanian 4% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 25% · Canada, Guatemala, China
• Languages at home: 54% English-only · Spanish 32% Other Indo-European 4% French/Haitian/Cajun 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: ▼ -40.42%
• Current HPI: 238.1786
• Rent YoY: ▲ 1.81%
• 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

+289.8% since first listed

22 events — show timeline

• 2026-04-21 Price Changed $725,000 Smart MLS
• 2026-02-09 Rental Removed $1,890 SMARTMLS
• 2026-01-02 Price Changed $755,000 Smart MLS
• 2026-01-02 Relisted — Smart MLS
• 2025-12-31 Listing Removed — Smart MLS
• 2025-10-22 Price Changed $1,900 SMARTMLS
• 2025-10-21 Price Changed $760,000 Smart MLS
• 2025-09-18 Price Changed $1,990 SMARTMLS
• 2025-08-26 Listed for Rent $2,100 SMARTMLS
• 2025-08-04 Listed $795,000 Smart MLS
• 2000-03-16 Sold (Public Records) $136,000 Public Records
• 1999-12-30 Listing Removed — Smart MLS
• 1999-11-22 Listed $143,900 Smart MLS
• 1998-06-30 Listing Removed — Smart MLS
• 1998-03-01 Listed $138,000 Smart MLS
• 1997-12-30 Listing Removed — Smart MLS
• 1997-10-08 Listed $125,000 Smart MLS
• 1997-07-31 Listing Removed — Smart MLS
• 1997-06-24 Listing Removed — Smart MLS
• 1997-06-24 Listed $128,900 Smart MLS
• 1997-05-11 Listed $129,000 Smart MLS
• 1988-07-14 Sold (Public Records) $186,000 Public Records

Property tax history

+2.3%/yr

Latest (2023): $9,228 · +0.0% YoY. Source: county tax records.