109 Barclay St · Bridgeport, CT 06610

$359,000

4 bd · 2.0 ba · 1,739 sqft · SingleFamily public records · 14 Days on market

Built 1943 9,147 sqft lot Est $501k · 28% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• DSCR +4.9/10.0
• 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

Well-maintained single-family home featuring a bright and functional layout with comfortable living spaces and flexible room options. The home offers a welcoming living area, an efficient kitchen, and generously sized bedrooms. Enjoy outdoor space ideal for relaxing or entertaining. Conveniently located close to shopping, dining, and major commuting routes, making it a great opportunity in a desirable location.

Key facts

• Efficient kitchen
• Outdoor space
• Conveniently located

Tags

• BRIGHT AND FUNCTIONAL LAYOUT
• EFFICIENT KITCHEN
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached garage (1 space); Paved parking
• Utilities: Public water; Public sewer; Natural gas; Tankless hot water
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Built with asphalt shingle roof
• Exterior features: Level lot; Wood siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard and hot water heating; Natural gas heat
• Interior features: Ceiling fans; Full basement; Attic with hatch access; 7 total rooms
• Laundry & utility: Dryer; Tankless hot water

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $355k (1.1% below list).
• Recommended offer: $355k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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+.
• 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.
• Zoned schools: Thomas Hooker School (math 12% / reading 27%, grade F, #447 of 553 statewide, top 82%, 262 students, 67% FRL); Warren Harding High School (math 2% / reading 8%, grade F, #192 of 194 statewide, top 100%, 1,109 students, 82% FRL) — zoned schools average 75% FRL vs 97% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 69 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $3,549/mo this rent would consume 82% 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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $354,932 (1.1% below list)

Questions for the listing agent

1. Built in 1943 — 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: 0.99% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $500,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 Mapledale Pl	0.19mi	4/2.5	1,804 (+4%)	6mo	$475,000	$263	78
287 Pasadena Pl	0.25mi	3/2.0 (-1)	1,793 (+3%)	10mo	$475,000	$265	70
53 Beverly Dr	0.42mi	4/2.0	1,902 (+9%)	5mo	$450,000	$237	61
40 Sullivan Pl	0.27mi	3/1.5 (-1)	1,532 (-12%)	1mo	$460,000	$300	60
120 Priscilla St	0.56mi	3/1.5 (-1)	1,740 (+0%)	8mo	$350,000	$201	60
165 Nutmeg Rd	0.38mi	3/2.0 (-1)	1,595 (-8%)	6mo	$460,000	$288	58
625 Evers St	0.34mi	3/3.0 (-1)	1,980 (+14%)	0mo	$484,000	$244	52
445 Emerald Pl	0.55mi	3/2.5 (-1)	1,824 (+5%)	9mo	$460,000	$252	52
92 Blueberry Rd	0.32mi	3/2.0 (-1)	1,502 (-14%)	8mo	$450,000	$300	51
80 Daniel Dr	0.73mi	3/2.0 (-1)	1,824 (+5%)	6mo	$525,000	$288	48
250 Glenn Dr	0.67mi	4/2.0	1,884 (+8%)	10mo	$550,000	$292	46
3254 Broadbridge Ave	0.69mi	3/2.0 (-1)	1,625 (-7%)	9mo	$560,500	$345	44

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-46,941
• Equity at exit: $53,528

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-26,010
• Equity at exit: $31,040

Cash invested: $100,520 (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: 69
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,549 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$598 /mo · $7,172/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $174

Break-even live

Break-even rent $3,329

Max offer price $359,000

Occupancy floor 90%

Sensitivity live

Price	-10% $377	-5% $276	+0% $174	+5% $72	+10% $-29
Rent	-10% $-106	-5% $34	+0% $174	+5% $314	+10% $454
Rate	-1.0pp $355	-0.5pp $265	base $174	+0.5pp $81	+1.0pp $-14

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Asia Cir Bridgeport, CT	4.0	2.5	1411	$3,650	$2.59	25d	1	0.18mi
207 Hillcrest Rd Bridgeport, CT	3.0	2.0	1264	$3,600	$2.85	12d	1	0.89mi
20 Oakridge Rd Trumbull, CT	4.0	3.0	1658	$5,000	$3.02	25d	1	0.97mi
305 Sylvan St Bridgeport, CT	4.0	3.5	1776	$4,250	$2.39	4d	1	0.98mi
96 Balsam Ave Unit 2 Bridgeport, CT	3.0	1.0	1792	$2,400	$1.34	45d	1	1.02mi
560 Old Town Rd Trumbull, CT	3.0	2.0	1896	$3,800	$2.00	4d	1	1.14mi
25 Colonial Dr Unit NA Stratford, CT	3.0	1.0	1310	$3,400	$2.60	13d	1	1.20mi
5 Cloverhill Ave Bridgeport, CT	4.0	2.0	1344	$4,000	$2.98	4d	1	1.20mi
2048 E Main St Bridgeport, CT	4.0	2.0	2000	$3,000	$1.50	45d	1	1.30mi
100 Avalon Gates Trumbull, CT	1.0–3.0	1.0–2.0	1082	$3,390	$3.13	4d	28	1.37mi
365 Remington St Bridgeport, CT	5.0	2.0	1124	$3,800	$3.38	45d	1	1.43mi

Listing history 2 events

1. 2026-04-13
   status Under Contract
2. 2026-03-27
   listed $359,000 Active

ⓘ 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: $7,172 · $598/mo
• Projected year-2 tax: $7,427 · $619/mo
• Expected delta: +$255/yr (+$21/mo · 3.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $42,592
• − Mortgage interest: −$20,110
• − Property taxes: −$7,172
• − Insurance: −$1,795
• − Repairs & maintenance: −$3,407
• − Management: −$3,407
• − Depreciation: −$10,444
• Taxable loss: −$3,743
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $2,987/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

2 events — show timeline

• 2026-04-13 Pending — Smart MLS
• 2026-03-27 Listed $359,000 Smart MLS

Property tax history

+1.6%/yr

Latest (2023): $7,172 · +0.0% YoY. Source: county tax records.