157-163 Sage Ave · Bridgeport, CT 06610

$739,900

8 bd · 4.0 ba · 4,288 sqft · MultiFamily · 56 Days on market

Built 1919 Average condition 4,791 sqft lot Est $729k · at est.

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +6.8/15.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

This 4 family features 20 Rooms, 8 Bedrooms, 3 Bathrooms. There is 6,946 total square footage with 4,288 square feet of living space, 1664 square foot basement for storage & the property sits on a 5,000 square foot lot ( 0.11 ). There will be 1 unit ready as of May 1, 2026 for an owner occupant. Updated features included _ 2025 Rear Deck $44,000 | 2020 - 2016 Hot water Tank $1,800 each | 2020-2014 Furnace | 2017 Architectural Shingle Roof ( 35 Year ). You are within a few minutes drive to everything including 0.9 miles to all major shopping, Starbucks, D & D & restaurants, 6.75 miles to the Merritt Parkway, 3.9 miles to Stratford train station, 4.8 miles to I-95 North &am

Key facts

• 4,791 sq ft lot
• Built 1919
• Listed 56 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family property (4‑family)
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete and stone foundation; White exterior
• Exterior features: Porch; Deck; Sidewalk; Gutters; Exterior lighting; Level lot with city views

Interior

• Bedrooms: 8 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Hot water heating; Natural gas fuel; 40‑gallon natural gas hot water tank
• Interior features: 20 total rooms; Full unfinished basement with storage and hatchway access

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $740k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $339/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $740k).
• Recommended offer: $718k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $8,188/mo this rent would consume 190% 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($718k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $717,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $728,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Ridgefield Ave	0.44mi	8/3.0	3,679 (-14%)	8mo	$625,000	$170	45

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-33,456
• Equity at exit: $110,321

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $82,514
• Equity at exit: $63,973

Cash invested: $207,172 (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: 30.1×

Monthly cashflow live

• Estimated rent: $8,188 high
• Mortgage (P&I): −$3,880
• Tax est. 1.5%: −$925 /mo · $11,098/yr
• Insurance: −$308
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,719
• Net cashflow: $1,355

Break-even live

Break-even rent $6,473

Max offer price $739,900

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,188
Total (4 units)			$8,188

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: $184,975
• Closing costs: $22,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   statusdays on market $739,900 Under Contract 56 DOM
2. 2026-06-10
   days on market $739,900 Under Contract - Continue to Show 54 DOM
3. 2026-06-09
   days on market $739,900 Under Contract - Continue to Show 53 DOM
4. 2026-06-08
   days on market $739,900 Under Contract - Continue to Show 52 DOM
5. 2026-06-07
   days on market $739,900 Under Contract - Continue to Show 51 DOM
6. 2026-06-05
   days on market $739,900 Under Contract - Continue to Show 48 DOM
7. 2026-06-03
   days on market $739,900 Under Contract - Continue to Show 47 DOM
8. 2026-06-03
   days on market $739,900 Under Contract - Continue to Show 46 DOM
9. 2026-06-01
   days on market $739,900 Under Contract - Continue to Show 45 DOM
10. 2026-05-31
    days on market $739,900 Under Contract - Continue to Show 44 DOM
11. 2026-04-24
    historical Under Contract - Continue to Show
12. 2026-04-18
    listed $739,900 Active
13. 2026-04-15
    historical $739,900

ⓘ 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 54% 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: $98,256
• − Mortgage interest: −$41,446
• − Property taxes: −$11,098
• − Insurance: −$3,700
• − Repairs & maintenance: −$7,860
• − Management: −$7,860
• − Depreciation: −$21,524
• Taxable income: $4,767
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $15,119/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 · 13 photos

Average 55/100 Moderate rehab

This 4-unit property requires moderate repairs and maintenance to improve its curb appeal and interior condition, with potential for significant value increase through updates.

Repairs flagged

• Moderate Siding — Weathered appearance
• Moderate Paint — Worn condition

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn flooring — New flooring improves living space and rental appeal
• Both Upgrade bathrooms with modern fixtures — Modern bathrooms attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered appearance	Moderate	$3,000–15,000
Paint · Worn condition	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — New flooring improves living space and rental appeal ↑
• Both Upgrade bathrooms with modern fixtures — Modern bathrooms attract more buyers and renters ↑

ⓘ 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): 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

+0.0% since first listed

3 events — show timeline

• 2026-04-24 Contingent — Smart MLS
• 2026-04-18 Listed $739,900 Smart MLS
• 2026-04-15 Coming Soon $739,900 Smart MLS