317 Granfield Ave Unit B · Bridgeport, CT 06610

$30,000

1 bd · 1.0 ba · 401 sqft · Condo · 26 Days on market

Built 1942 $75/sqft · 29% below area Est $42k · 29% under $560/mo HOA · 34% of rent ↓ 32% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

First Floor One Bedroom Co-Op. Conveniently Located On the Bridgeport/Stratford town line. Open concept kitchen & living/dining room. Bedroom with lots of closet space. Updated bathroom. Parquet Flooring. HOA Includes Gas, Heat, Water, Taxes and maintenance. Cash Only, Must Be Approved By Association. Owner Occupants only

Key facts

• Co-op
• Open concept kitchen
• Parquet flooring

Tags

• FIRST FLOOR
• CO-OP
• OPEN CONCEPT KITCHEN
• UPDATED BATHROOM
• PARQUET FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $30k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.1% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.43% ✓
• Cap rate: 27.11%
• Cash-on-cash: 74.35%
• DSCR: 4.31
• GRM: 1.5

CMA / ARV

• ARV (median comp): $42,021
• List price: $30,000
• Delta: -28.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 74.6%
• Equity multiple: 4.41×
• Total profit: $28,656
• Equity at exit: $4,473

10-year hold

• IRR: 78.5%
• Equity multiple: 9.23×
• Total profit: $69,135
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$560
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $520

Break-even live

Break-even rent $971

Max offer price $30,000

Occupancy floor 63%

Sensitivity live

Price	-10% $541	-5% $531	+0% $520	+5% $510	+10% $500
Rent	-10% $392	-5% $456	+0% $520	+5% $585	+10% $649
Rate	-1.0pp $536	-0.5pp $528	base $520	+0.5pp $513	+1.0pp $505

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1575 Boston Ave Unit C5 Bridgeport, CT	—	1.0	316	$1,300	$4.11	44d	1	0.28mi
855 Main St Bridgeport, CT	1.0	1.0	490	$2,380	$4.86	19d	10	1.29mi
855 Main St Bridgeport, CT	1.0	1.0	490	$2,380	$4.86	3d	10	1.29mi

HOA detail condo

• Monthly dues: $560 · $6,720/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-18
   status Under Contract 327-char remark

   Show marketing remark (327 chars)

   First Floor One Bedroom Co-Op. Conveniently Located On the Bridgeport/Stratford town line. Open concept kitchen & living/dining room. Bedroom with lots of closet space. Updated bathroom. Parquet Flooring. HOA Includes Gas, Heat, Water, Taxes and maintenance. Cash Only, Must Be Approved By Association. Owner Occupants only

2. 2026-04-22
   listed $30,000 Active 327-char remark

   Show marketing remark (327 chars)

   First Floor One Bedroom Co-Op. Conveniently Located On the Bridgeport/Stratford town line. Open concept kitchen & living/dining room. Bedroom with lots of closet space. Updated bathroom. Parquet Flooring. HOA Includes Gas, Heat, Water, Taxes and maintenance. Cash Only, Must Be Approved By Association. Owner Occupants only

3. 2005-11-22
   soldstatus $38,500 223-char remark

   Show marketing remark (223 chars)

   Move-In Conditon1 Bedroom Co-Op On 1St Level.Conveniently Located On Bpt/Strf Line. Newer Appliances, Parquet Flooringthru-Out. Cc=$243 Per Month Includes Gas, Heat, Water, Taxesmaint.Buyer Must Be Approved By Association.

4. 2005-09-15
   listed $39,900 223-char remark

   Show marketing remark (223 chars)

   Move-In Conditon1 Bedroom Co-Op On 1St Level.Conveniently Located On Bpt/Strf Line. Newer Appliances, Parquet Flooringthru-Out. Cc=$243 Per Month Includes Gas, Heat, Water, Taxesmaint.Buyer Must Be Approved By Association.

5. 2005-08-31
   historical
6. 2005-06-24
   listed $43,900

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 67% 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: $19,561
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − HOA: −$6,720
• − Depreciation: −$873
• Taxable income: $6,558
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $4,672/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

-31.7% since first listed

6 events — show timeline

• 2026-05-18 Pending — Smart MLS
• 2026-04-22 Listed $30,000 Smart MLS
• 2005-11-22 Sold (MLS) $38,500 Smart MLS
• 2005-09-15 Listed $39,900 Smart MLS
• 2005-08-31 Listing Removed — Smart MLS
• 2005-06-24 Listed $43,900 Smart MLS