78 Haddon St #1 · Bridgeport, CT 06605

$142,900

2 bd · 1.0 ba · 850 sqft · Condo · 44 Days on market

Built 1918 Average condition $598/mo HOA · 27% of rent ↓ 8% since listing

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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 +19.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

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.

Key facts

• $598 HOA
• Built 1918
• Listed 44 days

Property features AI

Finance

• Other: 216 total units in the complex; Nearby amenities include library, medical facilities, park, public transportation, shopping/mall and walk to bus lines
• HOA & community: Monthly association fee; Association includes grounds maintenance, trash pickup, heat, hot water, water, property management, insurance and taxes; Community gardening area; Professional off-site property management; Pets allowed with restrictions (per board)

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Co-op unit (Condo/Co-Op for sale); Located in Black Rock Gardens Cooperative; End unit
• Construction: Brick construction
• Exterior features: Brick siding; Sidewalk; Porch; Level lot; Walk to water, beach rights and water community access

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiator heat (natural gas)
• Interior features: Full, unfinished basement with storage; 1 level unit; 5 total rooms
• Laundry & utility: Washer; Dryer; Natural gas domestic hot water

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 $156 ($2k/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: $139k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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+, 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2,204/mo this rent would consume 47% 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 $988 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% 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 $138,613 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.81% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-15,453
• Equity at exit: $21,307

10-year hold

• IRR: -3.9%
• Equity multiple: 0.76×
• Total profit: $-9,516
• 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.

Methodology + full state rankings →

ZIP-level market 06605

• Home prices YoY: -14.5%
• Rents YoY: 1.8%
• Active inventory: 47
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$749
• Tax est. 1.5%: −$179 /mo · $2,144/yr
• Insurance: −$60
• HOA: −$598
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $156

Break-even live

Break-even rent $2,007

Max offer price $142,900

Occupancy floor 88%

Sensitivity live

Price	-10% $254	-5% $205	+0% $156	+5% $106	+10% $57
Rent	-10% $-19	-5% $69	+0% $156	+5% $243	+10% $330
Rate	-1.0pp $228	-0.5pp $192	base $156	+0.5pp $119	+1.0pp $81

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2806 Fairfield Ave Unit 301 Bridgeport, CT	1.0	1.0	750	$1,995	$2.66	45d	1	0.02mi
2806 Fairfield Ave Unit 103 Bridgeport, CT	1.0	1.0	600	$1,895	$3.16	45d	1	0.02mi
41 Alfred St Unit 3rd Floor Bridgeport, CT	2.0	1.0	1000	$1,800	$1.80	25d	1	0.05mi
168 Alfred St Unit 1 Bridgeport, CT	2.0	1.0	882	$2,200	$2.49	25d	1	0.16mi
305 Ellsworth St Unit 21-F Bridgeport, CT	1.0	1.0	750	$2,015	$2.69	25d	1	0.18mi
59 Hanford Ave Unit 1 Bridgeport, CT	1.0	1.0	648	$2,000	$3.09	16d	1	0.23mi
77-79 Hanford Ave Bridgeport, CT	2.0	1.0	760	$2,150	$2.83	25d	1	0.24mi
306 Canfield Ave Bridgeport, CT	2.0	1.0–2.0	853	$3,428	$4.02	0d	18	0.25mi
220 King St Bridgeport, CT	2.0	1.0	750	$2,300	$3.07	5d	1	0.26mi
518 Midland St Bridgeport, CT	2.0	1.0	778	$2,050	$2.63	13d	1	0.26mi
158 Scofield Ave Unit 3rd floor Bridgeport, CT	1.0	1.0	835	$1,600	$1.92	16d	1	0.28mi
575 Ellsworth St Bridgeport, CT	1.0	1.0	580	$1,975	$3.40	45d	5	0.28mi
585 Ellsworth St Bridgeport, CT	1.0	1.0	650	$1,995	$3.07	45d	2	0.29mi
124 Harborview Ave Bridgeport, CT	2.0	1.0	1040	$2,300	$2.21	45d	1	0.30mi
77 Crowther Ave Bridgeport, CT	1.0	1.0	650	$1,900	$2.92	45d	1	0.32mi
206 Scofield Ave Bridgeport, CT	2.0	1.0	1100	$2,200	$2.00	45d	1	0.32mi
764 Ellsworth St Unit 3 Bridgeport, CT	2.0	1.0	1060	$1,700	$1.60	45d	1	0.46mi
1401 Kings Hwy Fairfield, CT	2.0	1.0–2.0	779	$3,172	$4.07	4d	23	0.54mi
202 Pearsall Pl Unit NA Bridgeport, CT	2.0	1.5	1000	$3,500	$3.50	5d	1	0.60mi
528 Black Rock Tpke Unit 108 Fairfield, CT	2.0	1.0	1000	$2,700	$2.70	45d	1	0.78mi
84 Sunnyridge Ave Fairfield, CT	2.0	1.5	1032	$3,395	$3.29	23d	1	0.79mi
45 Biro St Unit 1 Fairfield, CT	1.0	1.0	660	$1,950	$2.95	45d	1	0.81mi
123 Longview Ave Fairfield, CT	3.0	1.5	1107	$3,500	$3.16	45d	1	0.85mi
63 Churchill St Fairfield, CT	1.0	1.0	700	$1,975	$2.82	45d	1	0.85mi
105 Churchill St Fl (107) Fairfield, CT	2.0	1.0	711	$2,800	$3.94	25d	1	0.87mi
105 Churchill St Fl (105) Fairfield, CT	2.0	1.0	688	$3,000	$4.36	25d	1	0.87mi
105 Churchill St Fl (103) Fairfield, CT	2.0	1.0	759	$3,200	$4.22	25d	1	0.87mi
109 Churchill St Unit 3rd Fl Fairfield, CT	2.0	1.0	773	$2,800	$3.62	4d	1	0.87mi
708 Black Rock Tpke Fairfield, CT	2.0	1.0	1000	$2,625	$2.62	16d	1	0.88mi
166 Dewey St Unit 1 Bridgeport, CT	3.0	1.0	1100	$2,100	$1.91	5d	1	0.90mi
38 Poe Ct Fairfield, CT	2.0	1.0	800	$3,100	$3.88	4d	1	0.95mi
245 Sunnyridge Ave #6 Fairfield, CT	2.0	1.0	900	$2,700	$3.00	12d	1	0.96mi
258 Jennings Rd Fairfield, CT	2.0	1.0	789	$2,400	$3.04	45d	1	1.01mi
77 Crestwood Rd Fairfield, CT	2.0	1.0	572	$2,400	$4.20	45d	1	1.04mi
898 Hancock Ave Unit 3 Bridgeport, CT	3.0	1.0	1068	$2,500	$2.34	45d	1	1.17mi
1004 Hancock Ave #3 Bridgeport, CT	2.0	1.0	800	$1,700	$2.12	13d	1	1.19mi
226 Kings Hwy E Fairfield, CT	1.0	1.0	600	$1,650	$2.75	25d	1	1.19mi
1000 Knapps Hwy #23 Fairfield, CT	2.0	1.0	790	$2,650	$3.35	45d	1	1.23mi
50 Craig Pl Fairfield, CT	3.0	2.0	1004	$8,500	$8.47	45d	1	1.28mi
272 Hunyadi Ave Fairfield, CT	2.0	1.0	1100	$2,550	$2.32	16d	1	1.29mi

HOA detail condo

• Monthly dues: $598 · $7,176/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-22
   days on market $142,900 Active 44 DOM
2. 2026-06-18
   days on market $142,900 Active 41 DOM
3. 2026-06-17
   days on market $142,900 Active 40 DOM
4. 2026-06-16
   days on market $142,900 Active 39 DOM
5. 2026-06-15
   status $142,900 Active 38 DOM
6. 2026-05-01
   status Under Contract
7. 2026-04-08
   price $142,900
8. 2026-03-24
   listed $154,900 Active

ⓘ 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

Taxation est. · year 1

• Rental income: $26,448
• − Mortgage interest: −$8,005
• − Property taxes: −$2,144
• − Insurance: −$714
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$7,176
• − Depreciation: −$4,157
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,862/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

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.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Outdated and need replacement for a better look and functionality.	Major	$15,000–50,000
Bathroom fixtures · Dated and need replacement for a better look and functionality.	Major	$15,000–50,000
Paint · Some areas show signs of wear, but can be touched up.	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-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