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78 Haddon St #1
C- Composite 54.97
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 +15.4/30.0
  • ARV discount +15.0/15.0
  • 1% rule +9.5/10.0
  • DSCR +4.7/10.0
  • Livability +4.0/5.0
  • Rent growth +3.0/5.0
  • Condition / age +2.8/5.0
  • Schools +0.5/10.0
  • Appreciation +0.0/10.0

$142,900

78 Haddon St #1 · Bridgeport, CT 06605
2 bd · 1.0 ba · 850 sqft · Condo · 184 Days on market
Built 1918 Average condition $168/sqft · 24% below area Est $187k · 24% under $598/mo HOA · 29% of rent ↓ 8% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Vibrant Black Rock community convenient to all. Unusually large square footage. Convenient 1st floor end unit. In need of updates but generally in good condition. Great opportunity to refresh to your taste. Please review coop sales process document; it is integral to completely understanding procedure & costs involved with this property's purchase.

Key facts

  • $598 HOA
  • Built 1918
  • Listed 183 days

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/1.0-bath condo listed at $143k. Condition is rated average.

Deal economics

  • At list price, monthly cash flow is $56 ($671/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $143k).
  • Recommended offer: $126k (12.0% below list) — sets the bar for market timing.
  • Cap rate 6.8% vs local median 5.1% 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); 104 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
  • This rent runs 44% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $988 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

  • It's been on market 184 days — a 12% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Watch-outs: HOA is 29% of rent; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
  • Climate carrying-cost: major wind risk, 65% 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 $125,752 (12.0% below list)

Questions for the listing agent

  1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  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
1.45% ✓
Cap rate
6.76%
Cash-on-cash
1.68%
DSCR
1.07
GRM
5.7

CMA / ARV

ARV (median comp)
$186,862
List price
$142,900
Delta
-23.53%
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
165 Bennett St 0.24mi 2/1.0 791 (-7%) 3mo $440,000 $556 75
23 Rowsley St #2 0.03mi 1/1.0 (-1) 750 (-12%) 2mo $125,000 $167 72
15 Ellsworth St #7 0.32mi 1/1.0 (-1) 764 (-10%) 0mo $210,000 $275 63
245 Sunnyridge Ave #50 0.98mi 2/1.0 900 (+6%) 0mo $370,000 $411 55
90 Sims St 1.42mi 2/1.0 800 (-6%) 0mo $137,500 $172 55
65 Ellsworth St #303 0.30mi 1/1.0 (-1) 700 (-18%) 1mo $250,000 $357 55
90 Silliman St Unit 3B 1.01mi 2/1.0 910 (+7%) 3mo $300,000 $330 51
140 Beachview Ave #266 0.47mi 2/1.5 1,036 (+22%) 3mo $365,000 $352 48
155 Brewster St Unit 2H 0.42mi 1/1.5 (-1) 1,040 (+22%) 2mo $229,900 $221 47
155 Brewster St Unit 2F 0.42mi 1/1.5 (-1) 1,040 (+22%) 2mo $289,000 $278 47
60 Overlook Ave #60 0.93mi 2/1.0 1,008 (+19%) 2mo $400,000 $397 38
429 Iranistan Ave 1.50mi 2/1.5 1,000 (+18%) 0mo $121,500 $122 38

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
-15.4%
Equity multiple
0.46×
Total profit
$-21,657
Equity at exit
$21,307
10-year hold
IRR
-9.9%
Equity multiple
0.44×
Total profit
$-22,506
Equity at exit
$12,355

Cash invested: $40,012 (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.

Active competition Active MLS

For sale now
0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 06605

Home prices YoY
-14.5%
Rents YoY
1.8%
Active inventory
104
Price-to-rent
5.7×

Monthly cashflow live

Estimated rent
$2,078 high interval (Pro) →
Mortgage (P&I)
−$749
Tax est. 1.5%
−$179 /mo · $2,144/yr
Insurance
−$60
HOA
−$598
Vacancy / Maint / Mgmt
−$436
Net cashflow
$56

Break-even live

Break-even rent $2,007
Max offer price $142,900
Occupancy floor 92%

Sensitivity live

Price -10% $155 -5% $105 +0% $56 +5% $7 +10% $-43
Rent -10% $-108 -5% $-26 +0% $56 +5% $138 +10% $220
Rate -1.0pp $128 -0.5pp $92 base $56 +0.5pp $19 +1.0pp $-19

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
$35,725
Closing costs
$4,287
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
2806 Fairfield Ave Unit 207 Bridgeport, CT 2.0 1.0 1000 $2,450 $2.45 55d 1 0.02mi
2806 Fairfield Ave Unit 308 Bridgeport, CT 2.0 1.0 1000 $2,450 $2.45 10d 1 0.02mi
2806 Fairfield Ave Unit 301 Bridgeport, CT 1.0 1.0 750 $1,995 $2.66 184d 1 0.02mi
2806 Fairfield Ave Unit 208 Bridgeport, CT 2.0 1.0 1000 $2,450 $2.45 11d 1 0.02mi
2806 Fairfield Ave Unit 205 Bridgeport, CT 1.0 1.0 750 $1,995 $2.66 38d 1 0.02mi
2806 Fairfield Ave Unit 103 Bridgeport, CT 1.0 1.0 600 $1,895 $3.16 184d 1 0.02mi
41 Alfred St Unit 3rd Floor Bridgeport, CT 2.0 1.0 1000 $1,800 $1.80 164d 1 0.05mi
2716 Fairfield Ave Unit 3AF Bridgeport, CT 1.0 1.0 1000 $1,300 $1.30 10d 1 0.07mi
2718 Fairfield Ave Unit 3AB Bridgeport, CT 1.0 1.0 1000 $1,350 $1.35 10d 1 0.07mi
2857 Fairfield Ave Unit 3 Bridgeport, CT 2.0 1.0 900 $1,650 $1.83 6d 1 0.07mi
727 Brewster St Unit 2ND Bridgeport, CT 2.0 1.0 912 $2,000 $2.19 108d 1 0.09mi
148 Alfred St Unit 2 Bridgeport, CT 2.0 1.0 1008 $2,000 $1.98 15d 1 0.15mi
148 Alfred St Unit 2 Bridgeport, CT 2.0 1.0 1008 $2,000 $1.98 10d 1 0.15mi
2937 Fairfield Ave Unit 3 Bridgeport, CT 2.0 1.0 801 $2,200 $2.75 9d 1 0.15mi
793 Brewster St Unit 2nd Bridgeport, CT 3.0 1.0 903 $2,250 $2.49 123d 1 0.15mi
168 Alfred St Unit 1 Bridgeport, CT 2.0 1.0 882 $2,200 $2.49 164d 1 0.16mi
112 Bennett St Unit 1ST Bridgeport, CT 2.0 1.0 910 $2,100 $2.31 10d 1 0.17mi
81 Jetland St Unit 2 Bridgeport, CT 2.0 1.0 864 $2,000 $2.31 55d 1 0.17mi
81 Jetland St Unit 3 Bridgeport, CT 2.0 1.0 778 $1,900 $2.44 55d 1 0.17mi
81 Jetland St Unit 3 Bridgeport, CT 2.0 1.0 778 $1,850 $2.38 14d 1 0.17mi
305 Ellsworth St Unit 21-F Bridgeport, CT 1.0 1.0 750 $2,015 $2.69 164d 1 0.18mi
297 Ellsworth St Apt 10E Bridgeport, CT 1.0 1.0 750 $2,015 $2.69 10d 1 0.18mi
46 Hanford Ave Bridgeport, CT 2.0 1.0 864 $1,950 $2.26 33d 1 0.20mi
24 Monroe St Unit 24 Bridgeport, CT 2.0 1.0 1000 $2,200 $2.20 110d 1 0.22mi
59 Hanford Ave Unit 1 Bridgeport, CT 1.0 1.0 648 $2,000 $3.09 155d 1 0.23mi
156 Princeton St Bridgeport, CT 2.0 1.5 933 $2,600 $2.79 18d 1 0.23mi
156 Princeton St Bridgeport, CT 2.0 1.5 933 $2,600 $2.79 10d 1 0.23mi
158 Princeton St Bridgeport, CT 2.0 1.5 933 $3,000 $3.22 133d 1 0.23mi
525 Midland St Bridgeport, CT 2.0 1.0 1000 $2,699 $2.70 10d 1 0.24mi
564 Midland St Bridgeport, CT 2.0 1.0 1092 $2,200 $2.01 130d 1 0.24mi
77-79 Hanford Ave Bridgeport, CT 2.0 1.0 756 $2,050 $2.71 10d 1 0.24mi
77-79 Hanford Ave Bridgeport, CT 2.0 1.0 760 $2,100 $2.76 108d 1 0.24mi
77-79 Hanford Ave Bridgeport, CT 2.0 1.0 760 $2,150 $2.83 164d 1 0.24mi
536 Midland St Unit 534 Bridgeport, CT 2.0 1.0 900 $2,100 $2.33 6d 1 0.25mi
536 Midland St Unit 534 Bridgeport, CT 2.0 1.0 900 $2,100 $2.33 52d 1 0.25mi
306 Canfield Ave Bridgeport, CT 2.0 1.0–2.0 586 $2,722 $4.64 2d 3 0.25mi
220 King St Bridgeport, CT 2.0 1.0 750 $2,000 $2.67 133d 1 0.26mi
518 Midland St Bridgeport, CT 2.0 1.0 778 $1,995 $2.56 133d 1 0.26mi
518 Midland St Unit 3rd Bridgeport, CT 2.0 1.0 778 $1,775 $2.28 10d 1 0.26mi
181 Fox St Unit 1 Bridgeport, CT 2.0 1.0 1000 $2,300 $2.30 10d 1 0.26mi

Property features AI

Finance

Other
216 total units in the complexNearby amenities include library, medical facilities, park, public transportation, shopping/mall and walk to bus lines
HOA & community
Monthly association feeAssociation includes grounds maintenance, trash pickup, heat, hot water, water, property management, insurance and taxesCommunity gardening areaProfessional off-site property managementPets allowed with restrictions (per board)

Exterior

Utilities
Public water connectedPublic sewer connectedNatural gas
Home design
Co-op unit (Condo/Co-Op for sale)Located in Black Rock Gardens CooperativeEnd unit
Construction
Brick construction
Exterior features
Brick sidingSidewalkPorchLevel lotWalk to water, beach rights and water community access

Interior

Kitchen
Gas rangeRefrigeratorDishwasher
Bedrooms
2 bedrooms
Bathrooms
1 full bathroom
Heating & cooling
Radiator heat (natural gas)
Interior features
Full, unfinished basement with storage1 level unit5 total rooms
Laundry & utility
WasherDryerNatural gas domestic hot water

HOA detail $598/mo · $7,176/yr condo

Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-11-08
    days on market $142,900 Active 184 DOM
  2. 2026-11-07
    days on market $142,900 Active 183 DOM
  3. 2026-11-06
    days on market $142,900 Active 182 DOM
  4. 2026-11-05
    days on market $142,900 Active 181 DOM
  5. 2026-11-04
    days on market $142,900 Active 180 DOM
  6. 2026-11-02
    days on market $142,900 Active 178 DOM
  7. 2026-11-01
    days on market $142,900 Active 177 DOM
  8. 2026-10-31
    days on market $142,900 Active 176 DOM
  9. 2026-10-30
    days on market $142,900 Active 175 DOM
  10. 2026-10-29
    days on market $142,900 Active 174 DOM
  11. 2026-10-28
    days on market $142,900 Active 173 DOM
  12. 2026-10-27
    days on market $142,900 Active 172 DOM
  13. 2026-10-26
    days on market $142,900 Active 171 DOM
  14. 2026-10-26
    days on market $142,900 Active 170 DOM
  15. 2026-10-24
    days on market $142,900 Active 169 DOM
  16. 2026-10-23
    days on market $142,900 Active 168 DOM
  17. 2026-10-22
    days on market $142,900 Active 167 DOM
  18. 2026-10-21
    days on market $142,900 Active 166 DOM
  19. 2026-10-20
    days on market $142,900 Active 165 DOM
  20. 2026-10-19
    days on market $142,900 Active 164 DOM
  21. 2026-10-18
    days on market $142,900 Active 163 DOM
  22. 2026-10-17
    days on market $142,900 Active 162 DOM
  23. 2026-10-16
    days on market $142,900 Active 161 DOM
  24. 2026-10-15
    days on market $142,900 Active 160 DOM
  25. 2026-10-14
    days on market $142,900 Active 159 DOM
  26. 2026-10-13
    days on market $142,900 Active 158 DOM
  27. 2026-10-12
    days on market $142,900 Active 157 DOM
  28. 2026-10-11
    days on market $142,900 Active 156 DOM
  29. 2026-10-10
    days on market $142,900 Active 155 DOM
  30. 2026-10-09
    days on market $142,900 Active 154 DOM
  31. 2026-10-08
    days on market $142,900 Active 153 DOM
  32. 2026-10-07
    days on market $142,900 Active 152 DOM
  33. 2026-10-06
    days on market $142,900 Active 151 DOM
  34. 2026-10-05
    days on market $142,900 Active 150 DOM
  35. 2026-10-04
    days on market $142,900 Active 149 DOM
  36. 2026-10-04
    days on market $142,900 Active 148 DOM
  37. 2026-10-02
    days on market $142,900 Active 147 DOM
  38. 2026-10-01
    days on market $142,900 Active 146 DOM
  39. 2026-09-30
    days on market $142,900 Active 145 DOM
  40. 2026-09-29
    days on market $142,900 Active 144 DOM
  41. 2026-09-28
    days on market $142,900 Active 143 DOM
  42. 2026-09-27
    days on market $142,900 Active 142 DOM
  43. 2026-09-25
    days on market $142,900 Active 140 DOM
  44. 2026-09-24
    days on market $142,900 Active 139 DOM
  45. 2026-09-23
    days on market $142,900 Active 138 DOM
  46. 2026-09-22
    days on market $142,900 Active 137 DOM
  47. 2026-09-21
    days on market $142,900 Active 136 DOM
  48. 2026-09-20
    days on market $142,900 Active 135 DOM
  49. 2026-09-19
    days on market $142,900 Active 134 DOM
  50. 2026-09-18
    days on market $142,900 Active 133 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 65% chance of damaging wind over 30 yrs
  • 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$24,933
− Mortgage interest
−$8,005
− Property taxes
−$2,144
− Insurance
−$714
− Repairs & maintenance
−$1,995
− Management
−$1,995
− HOA
−$7,176
− Depreciation
−$4,157
Taxable loss
−$1,252
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$300
After-tax cash flow
$971/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.

Condition & rehab AI · 14 photos

Average 55/100 Moderate rehab Est. rehab $21,250–$38,250 screening

This townhouse is in average condition with moderate updates needed. It has a good roof and foundation, but the kitchen and bathroom need significant upgrades. A fresh paint job and new appliances would significantly enhance its resale value.

Repairs flagged

  • Major Kitchen appliances — Outdated and need replacement for a better look and functionality.
  • Major Bathroom fixtures — Dated and need replacement for a better look and functionality.
  • Minor Paint — Some areas show signs of wear, but can be touched up.

Value-add opportunities

  • Resale New kitchen appliances — Modern appliances will attract more buyers and increase the home's appeal. ↑
  • Resale New bathroom fixtures — Up-to-date fixtures will make the bathroom more attractive and functional. ↑
  • Both Paint refresh — Refreshing the paint will improve the home's curb appeal and interior aesthetics. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 5/100

Zoned Schools

Elementary Black Rock School High Bassick High School F CT #192/194 Nat'l #16,861/17,239

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
A Composite livability gradescore 81/100

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
14% of renters

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%
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
—

Price history

-7.7% since first listed
3 events — show timeline
  • 2026-05-01 Pending — Smart MLS
  • 2026-04-08 Price Changed $142,900 Smart MLS
  • 2026-03-24 Listed $154,900 Smart MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…