130 Brentwood Ave · Bridgeport, CT 06825

$629,900

6 bd · 5.0 ba · 3,700 sqft · MultiFamily public records · 61 Days on market

Built 2008 7,405 sqft lot Est $770k · 18% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.5/10.0
• Schools +6.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Imagine condo-living, but without an HOA?! It exists and you've found it! 130 Brentwood Ave is a 2008 build that's spacious, updated, and within walking distance to Fairfield amenities, close to the highway for easy commuting and is under a mile to the Fairfield-Black Rock train station! This townhome's open floor plan has 9ft ceilings on the main floor and is so bright with natural light and perfect for entertaining. The home features hardwood flooring throughout, an updated kitchen with stunning creamy white solid-wood cabinetry, granite countertops, a peninsula with stools for easy conversation and all-new appliances. The kitchen is open to the dining room and family room, plus a dedicated office space (or playroom or living room option) along with a powder room complete the main level. There's easy access to the deck and backyard. The second floor has 3 spacious bedrooms, including a primary ensuite with vaulted ceiling, walk-in closet and updated full bathroom. The hall bathroom is also updated and boasts a dedicated laundry space and multiple closets for storage. An awesome bonus: a THREE car attached garage and stunning mudroom entry with even more storage space! This gorgeous home has everything you'd desire in Fairfield, and for the right price.

Key facts

• Hardwood flooring
• Open floor plan
• Easy access to deck

Tags

• UPDATED KITCHEN
• HARDWOOD FLOORING
• NATURAL LIGHT
• OPEN FLOOR PLAN
• DEDICATED OFFICE SPACE
• EASY ACCESS TO DECK

Property features AI

Exterior

• Parking: Attached garage (3-car); Paved driveway; Shared driveway; Total of 7 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Concrete foundation; Concrete construction elements; Vinyl siding; Asphalt shingle roof; Green exterior color
• Exterior features: Deck; Garden area; Exterior lighting; Level lot; Beach rights / beach access

Interior

• Kitchen: Gas cooktop
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full baths, 1 half bath
• Heating & cooling: Central air conditioning; Hot air heat; Natural gas heat; Tankless natural gas hot water
• Interior features: Auto garage door opener; Cable pre-wired; Open floor plan; Has attic with pull-down stairs and storage space
• Laundry & utility: Second-floor laundry closet (upper level)

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath multifamily listed at $630k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $630k).
• Recommended offer: $592k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.6% 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+.
• Fairfield School District (suburban): math 61% / reading 72% proficiency, ranked #21 of 153 in CT (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Mckinley School (math 47% / reading 54%, grade D+, #234 of 553 statewide, top 42%, 433 students, 49% FRL); Tomlinson Middle School (math 40% / reading 63%, grade C, #77 of 175 statewide, top 44%, 621 students, 30% FRL); Fairfield Warde High School (math 52% / reading 73%, grade B-, #39 of 194 statewide, top 20%, 1,418 students, 25% FRL) — zoned schools average 35% FRL vs 7% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.8%/yr); 95 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $7,240/mo this rent would consume 64% of the median local household income ($136k/yr) (locally 336% 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 61 days — a 6% lower offer ($592k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $300k; list at $630k implies a 110% gain — meaningful room to come down on a strong offer.

Recommended offer $592,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $769,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 King St	0.48mi	6/3.0	3,189 (-14%)	14mo	$801,000	$251	35
22 Monroe St	0.70mi	5/3.0 (-1)	3,293 (-11%)	2mo	$685,000	$208	34
181 Fox St	0.74mi	5/3.0 (-1)	3,619 (-2%)	21mo	$715,000	$198	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-42,451
• Equity at exit: $93,920

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-14,398
• Equity at exit: $54,462

Cash invested: $176,372 (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 06825

• Rents YoY: -1.8%
• Active inventory: 95
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $7,240 high
• Mortgage (P&I): −$3,303
• Tax from tax record: −$887 /mo · $10,648/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,520
• Net cashflow: $1,267

Break-even live

Break-even rent $5,637

Max offer price $629,900

Occupancy floor 78%

Sensitivity live

Price	-10% $1,623	-5% $1,445	+0% $1,267	+5% $1,088	+10% $910
Rent	-10% $695	-5% $981	+0% $1,267	+5% $1,553	+10% $1,839
Rate	-1.0pp $1,584	-0.5pp $1,427	base $1,267	+0.5pp $1,103	+1.0pp $937

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$7,240
Total (2 units)			$7,240

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: $157,475
• Closing costs: $18,897
• 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	45d	1	0.69mi
38 Pepperbush Ln Fairfield, CT	5.0	3.0	2860	$7,500	$2.62	13d	1	1.03mi
38 Pepperbush Ln Fairfield, CT	5.0	3.5	3190	$7,500	$2.35	25d	1	1.03mi

Listing history 33 events

1. 2026-05-23
   status Under Contract 1274-char remark

   Show marketing remark (1274 chars)

   Imagine condo-living, but without an HOA?! It exists and you've found it! 130 Brentwood Ave is a 2008 build that's spacious, updated, and within walking distance to Fairfield amenities, close to the highway for easy commuting and is under a mile to the Fairfield-Black Rock train station! This townhome's open floor plan has 9ft ceilings on the main floor and is so bright with natural light and perfect for entertaining. The home features hardwood flooring throughout, an updated kitchen with stunning creamy white solid-wood cabinetry, granite countertops, a peninsula with stools for easy conversation and all-new appliances. The kitchen is open to the dining room and family room, plus a dedicated office space (or playroom or living room option) along with a powder room complete the main level. There's easy access to the deck and backyard. The second floor has 3 spacious bedrooms, including a primary ensuite with vaulted ceiling, walk-in closet and updated full bathroom. The hall bathroom is also updated and boasts a dedicated laundry space and multiple closets for storage. An awesome bonus: a THREE car attached garage and stunning mudroom entry with even more storage space! This gorgeous home has everything you'd desire in Fairfield, and for the right price.

2. 2026-05-23
   status Under Contract

   Show marketing remark (1274 chars)

   Imagine condo-living, but without an HOA?! It exists and you've found it! 130 Brentwood Ave is a 2008 build that's spacious, updated, and within walking distance to Fairfield amenities, close to the highway for easy commuting and is under a mile to the Fairfield-Black Rock train station! This townhome's open floor plan has 9ft ceilings on the main floor and is so bright with natural light and perfect for entertaining. The home features hardwood flooring throughout, an updated kitchen with stunning creamy white solid-wood cabinetry, granite countertops, a peninsula with stools for easy conversation and all-new appliances. The kitchen is open to the dining room and family room, plus a dedicated office space (or playroom or living room option) along with a powder room complete the main level. There's easy access to the deck and backyard. The second floor has 3 spacious bedrooms, including a primary ensuite with vaulted ceiling, walk-in closet and updated full bathroom. The hall bathroom is also updated and boasts a dedicated laundry space and multiple closets for storage. An awesome bonus: a THREE car attached garage and stunning mudroom entry with even more storage space! This gorgeous home has everything you'd desire in Fairfield, and for the right price.

3. 2026-04-16
   historical Under Contract - Continue to Show

   Show marketing remark (1274 chars)

   Imagine condo-living, but without an HOA?! It exists and you've found it! 130 Brentwood Ave is a 2008 build that's spacious, updated, and within walking distance to Fairfield amenities, close to the highway for easy commuting and is under a mile to the Fairfield-Black Rock train station! This townhome's open floor plan has 9ft ceilings on the main floor and is so bright with natural light and perfect for entertaining. The home features hardwood flooring throughout, an updated kitchen with stunning creamy white solid-wood cabinetry, granite countertops, a peninsula with stools for easy conversation and all-new appliances. The kitchen is open to the dining room and family room, plus a dedicated office space (or playroom or living room option) along with a powder room complete the main level. There's easy access to the deck and backyard. The second floor has 3 spacious bedrooms, including a primary ensuite with vaulted ceiling, walk-in closet and updated full bathroom. The hall bathroom is also updated and boasts a dedicated laundry space and multiple closets for storage. An awesome bonus: a THREE car attached garage and stunning mudroom entry with even more storage space! This gorgeous home has everything you'd desire in Fairfield, and for the right price.

4. 2026-04-16
   historical Under Contract - Continue to Show 1274-char remark

   Show marketing remark (1274 chars)

   Imagine condo-living, but without an HOA?! It exists and you've found it! 130 Brentwood Ave is a 2008 build that's spacious, updated, and within walking distance to Fairfield amenities, close to the highway for easy commuting and is under a mile to the Fairfield-Black Rock train station! This townhome's open floor plan has 9ft ceilings on the main floor and is so bright with natural light and perfect for entertaining. The home features hardwood flooring throughout, an updated kitchen with stunning creamy white solid-wood cabinetry, granite countertops, a peninsula with stools for easy conversation and all-new appliances. The kitchen is open to the dining room and family room, plus a dedicated office space (or playroom or living room option) along with a powder room complete the main level. There's easy access to the deck and backyard. The second floor has 3 spacious bedrooms, including a primary ensuite with vaulted ceiling, walk-in closet and updated full bathroom. The hall bathroom is also updated and boasts a dedicated laundry space and multiple closets for storage. An awesome bonus: a THREE car attached garage and stunning mudroom entry with even more storage space! This gorgeous home has everything you'd desire in Fairfield, and for the right price.

5. 2026-03-23
   listed $629,900 Active 1274-char remark

   Show marketing remark (1274 chars)

   Imagine condo-living, but without an HOA?! It exists and you've found it! 130 Brentwood Ave is a 2008 build that's spacious, updated, and within walking distance to Fairfield amenities, close to the highway for easy commuting and is under a mile to the Fairfield-Black Rock train station! This townhome's open floor plan has 9ft ceilings on the main floor and is so bright with natural light and perfect for entertaining. The home features hardwood flooring throughout, an updated kitchen with stunning creamy white solid-wood cabinetry, granite countertops, a peninsula with stools for easy conversation and all-new appliances. The kitchen is open to the dining room and family room, plus a dedicated office space (or playroom or living room option) along with a powder room complete the main level. There's easy access to the deck and backyard. The second floor has 3 spacious bedrooms, including a primary ensuite with vaulted ceiling, walk-in closet and updated full bathroom. The hall bathroom is also updated and boasts a dedicated laundry space and multiple closets for storage. An awesome bonus: a THREE car attached garage and stunning mudroom entry with even more storage space! This gorgeous home has everything you'd desire in Fairfield, and for the right price.

6. 2026-03-23
   listed $629,900 Active

   Show marketing remark (1274 chars)

   Imagine condo-living, but without an HOA?! It exists and you've found it! 130 Brentwood Ave is a 2008 build that's spacious, updated, and within walking distance to Fairfield amenities, close to the highway for easy commuting and is under a mile to the Fairfield-Black Rock train station! This townhome's open floor plan has 9ft ceilings on the main floor and is so bright with natural light and perfect for entertaining. The home features hardwood flooring throughout, an updated kitchen with stunning creamy white solid-wood cabinetry, granite countertops, a peninsula with stools for easy conversation and all-new appliances. The kitchen is open to the dining room and family room, plus a dedicated office space (or playroom or living room option) along with a powder room complete the main level. There's easy access to the deck and backyard. The second floor has 3 spacious bedrooms, including a primary ensuite with vaulted ceiling, walk-in closet and updated full bathroom. The hall bathroom is also updated and boasts a dedicated laundry space and multiple closets for storage. An awesome bonus: a THREE car attached garage and stunning mudroom entry with even more storage space! This gorgeous home has everything you'd desire in Fairfield, and for the right price.

7. 2026-01-18
   historical
8. 2025-10-23
   listed $639,900 Active
9. 2025-10-19
   historical
10. 2020-01-08
    soldstatus $299,900
11. 2020-01-06
    soldstatus $299,900 Closed
12. 2020-01-02
    status Under Contract
13. 2019-11-08
    historical Under Contract - Continue to Show
14. 2019-11-07
    status Active
15. 2019-11-06
    historical
16. 2019-10-25
    price $299,900
17. 2019-10-18
    price $325,000
18. 2019-10-11
    price $329,000
19. 2019-10-01
    price $334,900
20. 2019-09-23
    price $335,900
21. 2019-08-21
    price $339,900
22. 2019-08-02
    price $349,900
23. 2019-05-06
    listed $359,900 Active
24. 2009-01-02
    historical
25. 2008-10-27
    listed $399,000
26. 2008-09-10
    historical
27. 2008-03-10
    listed $349,000
28. 2007-12-19
    soldstatus $259,900
29. 2007-10-24
    listed $259,900
30. 2007-01-23
    historical
31. 2006-10-04
    listed $449,900
32. 2005-11-01
    historical
33. 2005-08-01
    listed $459,900

ⓘ 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: $10,648 · $887/mo
• Projected year-2 tax: $12,064 · $1,005/mo
• Expected delta: +$1,416/yr (+$118/mo · 13.3%)

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

Taxation est. · year 1

• Rental income: $86,880
• − Mortgage interest: −$35,284
• − Property taxes: −$10,648
• − Insurance: −$3,150
• − Repairs & maintenance: −$6,950
• − Management: −$6,950
• − Depreciation: −$18,324
• Taxable income: $5,573
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $13,861/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: Fairfield School District
• NCES district ID: 0901530
• Math proficiency: 61% ▼ -10.00%
• Reading proficiency: 72% ▼ -7.00%
• Median HH income: $119,139
• Composite: 63.03/100
• National rank: #650
• State rank: #21 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

• County: Fairfield County · 765,532 people
• City population: 149,153
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 21,982
• Household income: $135,504
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 336.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 4% Lithuanian 2%
• Foreign-born: 18% · Canada, Jamaica, South Korea
• Languages at home: 78% English-only · Spanish 9% Other Indo-European 5% Russian/Polish/Slavic 1%

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: ▼ -416.81%
• Current HPI: 191.3344
• Rent YoY: ▼ -1.83%
• 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

+37.0% since first listed

33 events — show timeline

• 2026-05-23 Pending — Smart MLS
• 2026-05-23 Pending — Smart MLS
• 2026-04-16 Contingent — Smart MLS
• 2026-04-16 Contingent — Smart MLS
• 2026-03-23 Listed $629,900 Smart MLS
• 2026-03-23 Listed $629,900 Smart MLS
• 2026-01-18 Listing Removed — Smart MLS
• 2025-10-23 Listed $639,900 Smart MLS
• 2025-10-19 Coming Soon — Smart MLS
• 2020-01-08 Sold (Public Records) $299,900 Public Records
• 2020-01-06 Sold (MLS) $299,900 Smart MLS
• 2020-01-02 Pending — Smart MLS
• 2019-11-08 Contingent — Smart MLS
• 2019-11-07 Relisted — Smart MLS
• 2019-11-06 Listing Removed — Smart MLS
• 2019-10-25 Price Changed $299,900 Smart MLS
• 2019-10-18 Price Changed $325,000 Smart MLS
• 2019-10-11 Price Changed $329,000 Smart MLS
• 2019-10-01 Price Changed $334,900 Smart MLS
• 2019-09-23 Price Changed $335,900 Smart MLS
• 2019-08-21 Price Changed $339,900 Smart MLS
• 2019-08-02 Price Changed $349,900 Smart MLS
• 2019-05-06 Listed $359,900 Smart MLS
• 2009-01-02 Listing Removed — Smart MLS
• 2008-10-27 Listed $399,000 Smart MLS
• 2008-09-10 Listing Removed — Smart MLS
• 2008-03-10 Listed $349,000 Smart MLS
• 2007-12-19 Sold (MLS) $259,900 Smart MLS
• 2007-10-24 Listed $259,900 Smart MLS
• 2007-01-23 Listing Removed — Smart MLS
• 2006-10-04 Listed $449,900 Smart MLS
• 2005-11-01 Listing Removed — Smart MLS
• 2005-08-01 Listed $459,900 Smart MLS

Property tax history

+1.6%/yr

Latest (2019): $10,648 · +1.6% YoY. Source: county tax records.