73 Goddard Ave · Bridgeport, CT 06610

$149,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 16 Days on market

Built 1917 1,742 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Three-bedroom, 1.5-bath brick row house conveniently located within walking distance to Beardsley Park, restaurants, and shopping, and just a short drive to the train station and all major highways. This property is in need of cosmetic updates and repairs but offers excellent potential and equity for both owner-occupants and investors. The main level features a living room, dining room, kitchen, half bath, and access to a full basement providing ample storage space. The second level offers three spacious bedrooms and a generously sized full bathroom. Property to be sold in AS IS condition. Subject to Probate Court Approval and possible appeal period. CASH or CONVENTIONAL financing ONLY! *

Key facts

• Ample storage space
• Brick row house
• 1,742 sq ft lot

Tags

• BRICK ROW HOUSE
• ACCESS TO FULL BASEMENT
• AMPLE STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2,232/mo this rent would consume 52% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 34y 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 $45k; list at $149k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 41% 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.50% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.27%
• DSCR: 1.86
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $304,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Goddard Ave	0.12mi	3/1.5	1,240 (+3%)	6mo	$280,000	$226	82
282 Horace St	0.25mi	3/1.0	1,056 (-12%)	3mo	$285,000	$270	66
142 Palm St	0.29mi	3/1.5	1,080 (-10%)	2mo	$375,000	$347	66
46 York St	0.30mi	2/1.0 (-1)	1,332 (+11%)	1mo	$306,000	$230	62
366 Dover St	0.58mi	3/2.5	1,239 (+3%)	0mo	$275,000	$222	61
206 Remington St	0.62mi	3/1.0	1,124 (-6%)	0mo	$300,000	$267	60
398 Dover St	0.60mi	3/2.5	1,190 (-1%)	8mo	$285,000	$239	59
291 Stillman St	0.46mi	3/2.0	1,106 (-8%)	6mo	$225,000	$203	56
263 Brooks St	0.61mi	3/1.0	1,297 (+8%)	7mo	$330,000	$254	52
252 Shelton St	0.62mi	3/2.0	1,103 (-8%)	3mo	$280,000	$254	51
45 Birdsey St	0.70mi	3/1.5	1,320 (+10%)	2mo	$360,000	$273	47
11 Bell St	0.69mi	3/2.0	1,352 (+13%)	7mo	$180,000	$133	37

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $18,593
• Equity at exit: $22,216

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $71,423
• Equity at exit: $12,883

Cash invested: $41,720 (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 06610

• Home prices YoY: -7.5%
• Active inventory: 68
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,232 high
• Mortgage (P&I): −$781
• Tax from tax record: −$250 /mo · $2,997/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $670

Break-even live

Break-even rent $1,384

Max offer price $149,000

Occupancy floor 65%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Goddard Ave Unit B Bridgeport, CT	2.0	1.0	1000	$1,995	$2.00	3d	1	0.07mi
22-26 Carver St Bridgeport, CT	2.0	1.0	1094	$2,200	$2.01	12d	1	0.12mi
36 Carver St Unit 1 Bridgeport, CT	2.0	1.0	1094	$2,200	$2.01	24d	1	0.12mi
329 Orchard St Unit 2ND FLOOR Bridgeport, CT	2.0	1.0	990	$1,800	$1.82	44d	1	0.14mi
231 Goddard Ave Unit 2ND Bridgeport, CT	2.0	1.0	950	$2,100	$2.21	3d	1	0.17mi
672 Brooks St Bridgeport, CT	4.0	1.0	1232	$3,300	$2.68	14d	1	0.20mi
116 Hastings St Bridgeport, CT	2.0	1.5	857	$2,400	$2.80	14d	1	0.24mi
587 Brooks St Unit !st floor Bridgeport, CT	3.0	2.0	1500	$2,400	$1.60	44d	1	0.28mi
545 Park St Bridgeport, CT	3.0	1.0	1176	$2,050	$1.74	44d	1	0.34mi
1333 E Main St Apt 1 Bridgeport, CT	2.0	1.0	700	$1,700	$2.43	3d	1	0.38mi
1333 E Main St #5 Bridgeport, CT	2.0	1.0	700	$1,650	$2.36	3d	1	0.38mi
476 Brooks St Unit 2-478 Bridgeport, CT	2.0	1.0	963	$1,750	$1.82	24d	1	0.38mi
957 William St Unit B Bridgeport, CT	2.0	1.0	766	$1,700	$2.22	44d	1	0.38mi
438 Park St Unit 1 Bridgeport, CT	3.0	1.0	1196	$2,900	$2.42	3d	1	0.41mi
80 Huntington Rd Bridgeport, CT	3.0	1.0	1100	$2,300	$2.09	44d	1	0.45mi
1254 Pembroke St Unit 1st Floor Bridgeport, CT	2.0	1.0	738	$1,850	$2.51	14d	1	0.47mi
1248 Pembroke St Bridgeport, CT	3.0	1.0	1000	$1,850	$1.85	24d	1	0.47mi
1248 Pembroke St Unit First Bridgeport, CT	3.0	1.0	1000	$1,950	$1.95	21d	1	0.47mi
619 Shelton St Fl R Bridgeport, CT	2.0	1.0	837	$2,050	$2.45	44d	1	0.49mi
268 Bond St Bridgeport, CT	2.0	1.0	900	$2,200	$2.44	44d	1	0.52mi
220 Alpine St Unit 222 3rd floor Bridgeport, CT	2.0	1.0	900	$2,000	$2.22	44d	1	0.56mi
371 Dover St Unit 371 Bridgeport, CT	2.0	1.0	900	$2,100	$2.33	44d	1	0.57mi
2156 Seaview Ave Fl LHS Bridgeport, CT	3.0	1.0	1000	$2,400	$2.40	44d	1	0.57mi
46 Hayes St Unit 3 Bridgeport, CT	2.0	1.0	992	$1,900	$1.92	3d	1	0.57mi
530 Jane St Unit 2 Bridgeport, CT	2.0	1.0	800	$2,200	$2.75	44d	1	0.57mi
245 Brooks St Unit 3R Bridgeport, CT	2.0	1.0	1000	$1,750	$1.75	24d	1	0.60mi
54 Remington St Bridgeport, CT	3.0	1.0	1004	$1,900	$1.89	3d	1	0.61mi
184 Park St Bridgeport, CT	2.0	1.0	1200	$2,000	$1.67	44d	1	0.62mi
70 Lindley St Unit 3rd Floor Bridgeport, CT	2.0	1.0	800	$1,980	$2.48	44d	1	0.63mi
1071 Pembroke St Unit 2B Bridgeport, CT	2.0	1.0	848	$1,750	$2.06	21d	1	0.63mi
600 Bond St Unit 113 Bridgeport, CT	2.0	1.0	893	$3,000	$3.36	44d	1	0.63mi
144 Palisade Ave Bridgeport, CT	3.0	1.0	1096	$2,600	$2.37	44d	1	0.65mi
1145 Ogden St Unit 3R Bridgeport, CT	3.0	1.0	1000	$1,695	$1.70	14d	1	0.69mi
183 Livingston Pl #1 Bridgeport, CT	2.0	1.5	1175	$1,950	$1.66	44d	1	0.69mi
282 Texas Ave Unit Nob Bridgeport, CT	2.0	1.0	980	$2,000	$2.04	14d	1	0.71mi
279 Harriet St Bridgeport, CT	3.0	1.5	1392	$3,000	$2.16	24d	1	0.79mi
35 Nob Hill Cir Unit D Bridgeport, CT	2.0	1.0	900	$2,050	$2.28	44d	1	0.81mi
125 Louisiana Ave #125 Bridgeport, CT	2.0	1.0	1448	$1,750	$1.21	44d	1	0.81mi
13 Armstrong Pl Unit 2 Bridgeport, CT	3.0	1.0	1029	$1,700	$1.65	44d	1	0.83mi
333 Ridgefield Ave Bridgeport, CT	3.0	1.0	1400	$2,250	$1.61	3d	1	0.84mi

Listing history 5 events

1. 2026-04-18
   status Under Contract
2. 2026-04-02
   listed $149,000 Active
3. 1992-06-30
   soldstatus $45,000
4. 1992-06-30
   soldstatus $45,000
5. 1992-04-25
   listed $49,950

ⓘ 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: $2,997 · $250/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$96/yr (+$8/mo · 3.2%)

ⓘ 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) · 72% 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 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: $26,781
• − Mortgage interest: −$8,346
• − Property taxes: −$2,997
• − Insurance: −$745
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$4,335
• Taxable income: $6,073
• Est. tax owed @ 24.0%: −$1,458
• After-tax cash flow: $6,581/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

+198.3% since first listed

5 events — show timeline

• 2026-04-18 Pending — Smart MLS
• 2026-04-02 Listed $149,000 Smart MLS
• 1992-06-30 Sold (Public Records) $45,000 Public Records
• 1992-06-30 Sold (MLS) $45,000 Smart MLS
• 1992-04-25 Listed $49,950 Smart MLS

Property tax history

-0.8%/yr

Latest (2023): $2,997 · +0.0% YoY. Source: county tax records.