75 Brookside Ave · Bridgeport, CT 06606

$269,000

4 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 5 Days on market

Built 1963 8,276 sqft lot $234/sqft · 23% below area Est $350k · 23% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

* HIGHEST AND BEST DUE MONDAY 5/11 AT 5PM * Bring your vision to 75 Brookside Ave! This 4-bedroom, 1-bath Cape Cod offers incredible potential at an attractive price point. Ideal for investors, flippers, or owner-occupants looking to create value. Featuring a practical layout and a large backyard perfect for entertaining, gardening, or relaxing, the home offers plenty of space to make it your own. Conveniently located just minutes from shopping, major highways, and public transportation. Don't miss this opportunity. Cash or hard money preferred. Property sold AS-IS!

Key facts

• 8,276 sq ft lot
• Built 1963
• Listed 5 days

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Green exterior color; Built living area approximately 1,152
• Exterior features: Level lot; Vinyl siding

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating powered by natural gas; Domestic hot water
• Interior features: Full unfinished basement
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $269k).
• Cap rate 9.9% 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 (+3.1%/yr); 152 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $3,610/mo this rent would consume 59% of the median local household income ($73k/yr) (locally 2163% 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $75k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 41% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.34% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.2

CMA / ARV

• ARV (median comp): $349,964
• List price: $269,000
• Delta: -23.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Brookside Ave	0.00mi	4/1.0	1,152 (0%)	0mo	$308,000	$267	100
150 Trumbull Ave	0.24mi	4/1.0	1,152 (0%)	0mo	$370,000	$321	88
539 Old Town Rd	0.29mi	4/1.0	1,096 (-5%)	6mo	$375,000	$342	73
85 Platt St	0.49mi	4/2.0	1,152 (0%)	3mo	$459,900	$399	71
33 Victory Ave	0.61mi	3/1.0 (-1)	1,152 (0%)	0mo	$344,000	$299	66
209 Trumbull Ave	0.22mi	3/1.0 (-1)	995 (-14%)	1mo	$350,000	$352	61
1053 Sylvan Ave	0.59mi	3/1.0 (-1)	1,201 (+4%)	6mo	$385,000	$321	55
365 Platt St	0.63mi	3/3.0 (-1)	1,152 (0%)	4mo	$470,000	$408	54
81 Dodd Ave	0.69mi	3/1.0 (-1)	1,076 (-7%)	0mo	$440,000	$409	51
153 Marigold Ave	0.38mi	3/2.0 (-1)	994 (-14%)	1mo	$360,000	$362	50
1088 Sylvan Ave	0.57mi	3/1.0 (-1)	1,050 (-9%)	7mo	$339,000	$323	48
207 Hillcrest Rd	0.68mi	3/2.0 (-1)	1,264 (+10%)	3mo	$360,000	$285	40

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $4,478
• Equity at exit: $40,109

10-year hold

• IRR: 11.3%
• Equity multiple: 1.90×
• Total profit: $67,602
• Equity at exit: $23,258

Cash invested: $75,320 (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 06606

• Rents YoY: 3.1%
• Active inventory: 152
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,610 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$529 /mo · $6,348/yr
• Insurance: −$112
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$758
• Net cashflow: $745

Break-even live

Break-even rent $2,667

Max offer price $269,000

Occupancy floor 74%

Sensitivity live

Price	-10% $897	-5% $821	+0% $745	+5% $668	+10% $592
Rent	-10% $459	-5% $602	+0% $745	+5% $887	+10% $1,030
Rate	-1.0pp $880	-0.5pp $813	base $745	+0.5pp $675	+1.0pp $604

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Cloverhill Ave Bridgeport, CT	4.0	2.0	1344	$4,000	$2.98	4d	1	0.22mi
100 Avalon Gates Trumbull, CT	1.0–3.0	1.0–2.0	1082	$3,390	$3.13	4d	28	0.27mi
74 Village Ln Bridgeport, CT	3.0	2.0	1428	$3,500	$2.45	4d	1	0.55mi
70 Pitt St Bridgeport, CT	4.0	1.0	1208	$3,200	$2.65	23d	1	0.65mi
207 Hillcrest Rd Bridgeport, CT	3.0	2.0	1264	$3,600	$2.85	12d	1	0.70mi
180 Pleasantview Ave Bridgeport, CT	3.0	2.0	1373	$3,700	$2.69	46d	1	0.99mi
110 Grenelle St Bridgeport, CT	3.0	1.0	1351	$4,000	$2.96	5d	1	1.08mi
845 Hart St Unit 2 Bridgeport, CT	3.0	1.0	1200	$2,500	$2.08	46d	1	1.12mi
524 Beechmont Ave Bridgeport, CT	3.0	1.0	1104	$3,500	$3.17	25d	1	1.15mi
131 Infield St Bridgeport, CT	3.0	1.5	1199	$3,450	$2.88	46d	1	1.18mi
14 Infield St Bridgeport, CT	3.0	2.5	1344	$3,200	$2.38	46d	1	1.19mi
95 Marcel St Bridgeport, CT	5.0	2.0	1404	$4,000	$2.85	46d	1	1.28mi
23 Ochsner Pl Unit 1 Bridgeport, CT	3.0	1.0	1250	$3,800	$3.04	46d	1	1.33mi
51 Indian Ave Unit 1546115P Bridgeport, CT	3.0	1.0	1388	$3,871	$2.79	14d	1	1.34mi

Listing history 3 events

1. 2026-05-12
   status Under Contract 570-char remark
2. 2026-05-07
   listed $269,000 Active 570-char remark
3. 2026-05-05
   historical $269,000 570-char remark

ⓘ 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: $6,348 · $529/mo
• Projected year-2 tax: $6,348 · $529/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $43,320
• − Mortgage interest: −$15,068
• − Property taxes: −$6,348
• − Insurance: −$2,012
• − Repairs & maintenance: −$3,466
• − Management: −$3,466
• − Depreciation: −$7,825
• Taxable income: $5,136
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $7,703/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): 49,308
• Household income: $73,372
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 2163.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 37% White 31% Black 19% Two or more races 11% Asian 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 12% Dominican 4%
• Common ancestry: Estonian 5% Russian 4% Romanian 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 50% English-only · Spanish 27% Other Indo-European 15% 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: ▼ -270.11%
• Current HPI: 345.647
• Rent YoY: ▲ 3.12%
• 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

+14.5% since first listed

5 events — show timeline

• 2026-06-11 Listing Removed — Smart MLS
• 2026-06-11 Sold (MLS) $308,000 Smart MLS
• 2026-05-12 Pending — Smart MLS
• 2026-05-07 Listed $269,000 Smart MLS
• 2026-05-05 Coming Soon $269,000 Smart MLS

Property tax history

+0.9%/yr

Latest (2023): $6,348 · +0.0% YoY. Source: county tax records.