525 Westfield Ave · Bridgeport, CT 06606

$569,900

4 bd · 2.0 ba · 3,003 sqft · MultiFamily public records · 7 Days on market

Built 1932 4,356 sqft lot Est $622k · 8% under

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Why this score? — see what drove the D+ 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 +11.2/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +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: 2 units. confirmed

Listing remarks

Ready for its next owner, 525 Westfield St in Bridgeport presents a fantastic opportunity for both investors and owner-occupants alike. This well-maintained two-family home offers over 1,000 square feet in each unit, featuring spacious layouts with comfortable living and dining areas. Both units have been recently refreshed with updated flooring, fresh paint, bathroom improvements, and additional cosmetic upgrades, creating a clean, move-in ready feel throughout. The property stands out with major recent improvements, including two brand new gas furnaces and electrical updates panels, delivering long-term efficiency and reducing future capital expenses. Additional features include a detache

Key facts

• Fresh paint
• Electrical updates
• Two family home

Tags

• TWO FAMILY HOME
• UPDATED FLOORING
• FRESH PAINT
• BATHROOM IMPROVEMENTS
• NEW GAS FURNACES
• ELECTRICAL UPDATES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $570k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive. Per door: $112/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $527k (7.5% below list).
• Recommended offer: $527k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Rents rising (+3.1%/yr); 152 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $5,271/mo this rent would consume 86% of the median local household income ($73k/yr) (locally 2163% 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $148k; list at $570k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 41% 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 $527,100 (7.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $621,621
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Westfield Ave	0.00mi	4/2.0	3,003 (0%)	1mo	$535,000	$178	100
77 Alexander Ave	0.27mi	5/2.0 (+1)	2,800 (-7%)	18mo	$585,000	$209	57
22 Wayne St	0.44mi	5/3.0 (+1)	3,171 (+6%)	22mo	$655,000	$207	43
167 Hawley Ave	0.72mi	5/3.0 (+1)	2,851 (-5%)	20mo	$650,000	$228	33
448 Exeter St	0.73mi	5/3.0 (+1)	3,093 (+3%)	24mo	$585,000	$189	32

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-77,347
• Equity at exit: $84,974

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-46,013
• Equity at exit: $49,275

Cash invested: $159,572 (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 06606

• Rents YoY: 3.1%
• Active inventory: 152
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $5,271 high
• Mortgage (P&I): −$2,989
• Tax from tax record: −$714 /mo · $8,565/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,107
• Net cashflow: $224

Break-even live

Break-even rent $4,987

Max offer price $569,900

Occupancy floor 91%

Sensitivity live

Price	-10% $547	-5% $386	+0% $224	+5% $63	+10% $-98
Rent	-10% $-192	-5% $16	+0% $224	+5% $432	+10% $641
Rate	-1.0pp $511	-0.5pp $369	base $224	+0.5pp $77	+1.0pp $-74

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,272
Total (2 units)			$5,271

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: $142,475
• Closing costs: $17,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Tremont Ave Unit 1 Bridgeport, CT	4.0	1.0	4250	$3,600	$0.85	45d	1	0.20mi
67 Tremont Ave Bridgeport, CT	4.0	1.0	4114	$3,500	$0.85	45d	1	0.20mi
254 Wayne St Bridgeport, CT	4.0	2.0	3651	$2,975	$0.81	45d	1	0.29mi
183 Harlem Ave Unit 1 Bridgeport, CT	3.0	1.0	2980	$2,400	$0.81	25d	1	0.30mi
125 High Ridge Dr Bridgeport, CT	4.0	1.5	2160	$3,400	$1.57	4d	1	0.50mi
40 Bronx Ave Unit 3 Bridgeport, CT	3.0	1.0	3705	$2,600	$0.70	45d	1	0.52mi
294 Garfield Ave Unit 2 Bridgeport, CT	3.0	1.0	3202	$2,300	$0.72	5d	1	0.64mi
824 Capitol Ave Unit 2 Bridgeport, CT	3.0	1.0	3520	$2,500	$0.71	45d	1	0.68mi
100 Garfield Ave Unit 2 Bridgeport, CT	3.0	1.0	3184	$1,900	$0.60	5d	1	0.70mi
765 Hart St Bridgeport, CT	4.0	2.5	2730	$4,600	$1.68	45d	1	0.76mi
22 Infield St Unit 22 Bridgeport, CT	3.0	2.5	2688	$3,500	$1.30	5d	1	0.90mi
191 Parrott Ave Unit 1 Bridgeport, CT	3.0	1.0	2662	$2,000	$0.75	45d	1	0.94mi
574 Chopsey Hill Rd Unit A Bridgeport, CT	3.0	2.0	2304	$2,800	$1.22	16d	1	1.00mi
69 Platt Pl Bridgeport, CT	3.0	3.5	2376	$4,400	$1.85	4d	1	1.16mi
1566 North Ave Bridgeport, CT	5.0	1.0	2837	$2,500	$0.88	45d	1	1.25mi
275 Lexington Ave Unit 2nd Bridgeport, CT	3.0	1.0	4187	$2,000	$0.48	45d	1	1.27mi
1688 North Ave Bridgeport, CT	3.0	1.0	3955	$2,500	$0.63	45d	1	1.31mi
115 Oak St Unit 1 Bridgeport, CT	3.0	1.0	3522	$2,200	$0.62	45d	1	1.33mi
61 Villa Ave Fairfield, CT	3.0	2.5	2246	$4,200	$1.87	23d	1	1.37mi
70 Hawthorne St Bridgeport, CT	3.0	1.5	2376	$3,500	$1.47	45d	1	1.45mi

Listing history 6 events

1. 2026-04-28
   status Under Contract
2. 2026-04-21
   listed $569,900 Active
3. 2026-04-13
   historical
4. 2026-03-02
   price $589,900
5. 2026-02-05
   listed $599,900 Active
6. 1991-11-27
   soldstatus $147,500

ⓘ 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: $8,565 · $714/mo
• Projected year-2 tax: $10,380 · $865/mo
• Expected delta: +$1,815/yr (+$151/mo · 21.2%)

ⓘ 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 41% 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: $63,252
• − Mortgage interest: −$31,923
• − Property taxes: −$8,565
• − Insurance: −$2,850
• − Repairs & maintenance: −$5,060
• − Management: −$5,060
• − Depreciation: −$16,579
• Taxable loss: −$6,785
• Est. tax savings @ 24.0%: +$1,628
• After-tax cash flow: $4,320/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): 49,308
• Household income: $73,372
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 2163.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Hispanic / Latino 37% White 31% Black 19% Two or more races 11% Asian 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 12% Dominican 4%
• Common ancestry: Estonian 5% Russian 4% Romanian 3%
• Foreign-born: 37% · Canada, Jamaica, Vietnam
• Languages at home: 50% English-only · Spanish 27% Other Indo-European 15% French/Haitian/Cajun 2%

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: ▼ -270.11%
• Current HPI: 345.647
• Rent YoY: ▲ 3.12%
• 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

+286.4% since first listed

6 events — show timeline

• 2026-04-28 Pending — Smart MLS
• 2026-04-21 Listed $569,900 Smart MLS
• 2026-04-13 Listing Removed — Smart MLS
• 2026-03-02 Price Changed $589,900 Smart MLS
• 2026-02-05 Listed $599,900 Smart MLS
• 1991-11-27 Sold (Public Records) $147,500 Public Records

Property tax history

+0.5%/yr

Latest (2023): $8,565 · +0.0% YoY. Source: county tax records.