111 McGrath Ct · Stratford, CT 06615

$259,900

2 bd · 1.5 ba · 1,051 sqft · MultiFamily public records · 2 Days on market

Built 1955 4,791 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

One step into this updated 2 Bedroom 1.5 bath townhouse and you'll see why it should be considered among the best values on the market at this price range. Abounding in contemporary finishes throughout, the eat-in Kitchen is a chef's culinary delight; 4 piece stainless appliances, new cabinets and subway tiles and new counters. The 2nd floor offers 2 good sized bedrooms with a renovated full bathroom. The main level offers a family/living room, Kitchen, an additional half bath and a separate laundry area. The exterior features include a deep driveway and large leveled/fenced yard. All the hardwork has been done here, so all you have to do is move in! Your new home is also close to all major highways as well as the downtown train station and everything else Stratford has to offer. Will not last!! Schedule a private showing today and make it yours!

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 1955

Property features AI

Exterior

• Parking: Driveway; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family property; Private driveway
• Construction: Frame construction; Slab foundation; Asphalt shingle roof; Built with a slab foundation
• Exterior features: Level lot; Aluminum siding

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot air heating; Natural gas heat; Domestic hot water
• Interior features: 4 total rooms; No basement
• Laundry & utility: Washer and Dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).

Location & tenants

• Location reads 76/100 on livability (#56 in CT, #3,523 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: commute F.
• Stratford School District (urban): math 22% / reading 38% proficiency, ranked #122 of 153 in CT (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $4,309/mo this rent would consume 63% of the median local household income ($82k/yr) (locally 507% 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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.
• Current owner paid $153k; list at $260k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 51% 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 $259,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.66% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.18%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $32,190
• Equity at exit: $38,752

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $124,653
• Equity at exit: $22,471

Cash invested: $72,772 (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 06615

• Active inventory: 73
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $4,309 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$345 /mo · $4,140/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$905
• Net cashflow: $1,161

Break-even live

Break-even rent $2,839

Max offer price $259,900

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,310
Total (2 units)			$4,309

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 McGrath Ct Stratford, CT	3.0	1.5	1232	$2,450	$1.99	23d	1	0.13mi
55 Woodend Rd Stratford, CT	3.0	1.5	1200	$3,000	$2.50	2d	1	0.31mi
225 Columbus Ave Unit 1st Fl Stratford, CT	2.0	1.0	960	$2,200	$2.29	3d	1	0.34mi
115 Everett St Stratford, CT	2.0	1.0	1050	$2,000	$1.90	43d	1	0.36mi
164 Meadowview Ave Stratford, CT	3.0	1.5	1188	$2,800	$2.36	43d	1	0.42mi
35 Harding Ave Stratford, CT	2.0	1.0	1020	$2,000	$1.96	43d	1	0.53mi
1596 Main St Stratford, CT	2.0	1.0	1445	$2,500	$1.73	23d	1	0.56mi
1460 Elm St #322 Stratford, CT	2.0	2.0	1408	$2,500	$1.78	43d	1	0.57mi
498 Sherwood Pl Stratford, CT	3.0	1.0–2.0	984	$2,622	$2.66	21d	5	0.75mi
1111 Stratford Ave Stratford, CT	2.0	1.0–2.0	809	$2,750	$3.40	43d	7	0.77mi
770 Stratford Ave Stratford, CT	2.0	1.0	1006	$2,400	$2.39	43d	1	0.93mi
6 Alfred Ct Stratford, CT	3.0	1.0	1044	$2,400	$2.30	23d	1	0.96mi
334 Hollister St Unit 2 Stratford, CT	2.0	1.0	832	$2,200	$2.64	11d	1	1.02mi
56-58 Edwin St Unit 2 Bridgeport, CT	2.0	1.0	900	$1,900	$2.11	43d	1	1.10mi
45-51 Cowles St Unit 45 Bridgeport, CT	3.0	1.0	1200	$2,550	$2.12	21d	1	1.10mi
45-51 Cowles St Unit 45 Bridgeport, CT	3.0	1.0	1200	$2,400	$2.00	3d	1	1.10mi
45-51 Cowles St Unit 45 Bridgeport, CT	3.0	1.0	1200	$2,600	$2.17	14d	1	1.10mi
556 Hollister St Stratford, CT	1.0–2.0	1.0	725	$2,295	$3.17	11d	4	1.13mi
136 Peace St Unit 4 Stratford, CT	2.0	1.0	800	$1,700	$2.12	43d	1	1.24mi
192 Peace St Unit 1st floor Stratford, CT	2.0	1.0	712	$2,000	$2.81	43d	1	1.25mi
125 Hollister Ave Bridgeport, CT	2.0	1.0	1153	$1,700	$1.47	23d	1	1.26mi
153 Hollister Ave Bridgeport, CT	3.0	1.0	1350	$1,900	$1.41	3d	1	1.28mi
1874 Barnum Ave Unit 2E Stratford, CT	3.0	1.0	1000	$2,800	$2.80	3d	1	1.32mi
211 Ferry Blvd Stratford, CT	1.0	1.0	660	$2,200	$3.33	43d	1	1.32mi
415 Logan St Unit 2nd Floor Bridgeport, CT	3.0	1.0	1500	$2,000	$1.33	43d	1	1.34mi
2336 Barnum Ave Stratford, CT	2.0	1.0	1272	$1,950	$1.53	3d	1	1.37mi
458 Hollister Ave Unit 2nd Bridgeport, CT	3.0	1.0	1100	$1,899	$1.73	43d	1	1.38mi
481 Hollister Ave Unit 2nd Bridgeport, CT	3.0	1.0	1250	$2,000	$1.60	23d	1	1.42mi
1804 Barnum Ave Unit 10 Bridgeport, CT	2.0	1.0	1100	$2,000	$1.82	43d	1	1.42mi
1400 Stratford Ave Bridgeport, CT	2.0	1.0	950	$2,000	$2.11	43d	1	1.43mi
1415 Stratford Ave Bridgeport, CT	2.0	1.0	1260	$2,300	$1.83	43d	1	1.43mi
324 Union Ave Bridgeport, CT	3.0	1.0	1200	$2,000	$1.67	43d	1	1.44mi
253 East Ave Unit 253 Bridgeport, CT	2.0	1.0	1267	$1,750	$1.38	23d	1	1.49mi
47 Clover St Stratford, CT	2.0	1.0	1280	$1,950	$1.52	14d	1	1.49mi

Listing history 15 events

1. 2026-04-30
   status Under Contract
2. 2026-04-26
   listed $259,900 Active
3. 2018-12-24
   soldstatus $153,000
4. 2018-12-20
   soldstatus $153,000 858-char remark

   Show marketing remark (858 chars)

   One step into this updated 2 Bedroom 1.5 bath townhouse and you'll see why it should be considered among the best values on the market at this price range. Abounding in contemporary finishes throughout, the eat-in Kitchen is a chef's culinary delight; 4 piece stainless appliances, new cabinets and subway tiles and new counters. The 2nd floor offers 2 good sized bedrooms with a renovated full bathroom. The main level offers a family/living room, Kitchen, an additional half bath and a separate laundry area. The exterior features include a deep driveway and large leveled/fenced yard. All the hardwork has been done here, so all you have to do is move in! Your new home is also close to all major highways as well as the downtown train station and everything else Stratford has to offer. Will not last!! Schedule a private showing today and make it yours!

5. 2018-10-18
   listed $150,000 858-char remark

   Show marketing remark (858 chars)

   One step into this updated 2 Bedroom 1.5 bath townhouse and you'll see why it should be considered among the best values on the market at this price range. Abounding in contemporary finishes throughout, the eat-in Kitchen is a chef's culinary delight; 4 piece stainless appliances, new cabinets and subway tiles and new counters. The 2nd floor offers 2 good sized bedrooms with a renovated full bathroom. The main level offers a family/living room, Kitchen, an additional half bath and a separate laundry area. The exterior features include a deep driveway and large leveled/fenced yard. All the hardwork has been done here, so all you have to do is move in! Your new home is also close to all major highways as well as the downtown train station and everything else Stratford has to offer. Will not last!! Schedule a private showing today and make it yours!

6. 2018-03-05
   soldstatus $65,000 Closed 145-char remark

   Show marketing remark (145 chars)

   Well maintained Half Duplex. Offering 2 bedrooms, 1.5 baths, living room and eat in kitchen. Off Street parking. Subject to lien holder approval.

7. 2018-03-02
   soldstatus $65,000
8. 2016-11-19
   historical 145-char remark

   Show marketing remark (145 chars)

   Well maintained Half Duplex. Offering 2 bedrooms, 1.5 baths, living room and eat in kitchen. Off Street parking. Subject to lien holder approval.

9. 2016-10-10
   listed $79,900 145-char remark

   Show marketing remark (145 chars)

   Well maintained Half Duplex. Offering 2 bedrooms, 1.5 baths, living room and eat in kitchen. Off Street parking. Subject to lien holder approval.

10. 2005-02-17
    soldstatus $134,900
11. 2003-04-16
    historical
12. 2003-03-12
    listed $129,900
13. 2002-04-02
    soldstatus $85,000
14. 2001-01-15
    historical
15. 2000-10-16
    listed $79,900

ⓘ 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: $4,140 · $345/mo
• Projected year-2 tax: $4,851 · $404/mo
• Expected delta: +$711/yr (+$59/mo · 17.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $51,708
• − Mortgage interest: −$14,558
• − Property taxes: −$4,140
• − Insurance: −$6,418
• − Repairs & maintenance: −$4,137
• − Management: −$4,137
• − Depreciation: −$7,561
• Taxable income: $10,758
• Est. tax owed @ 24.0%: −$2,582
• After-tax cash flow: $11,354/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: Stratford School District
• NCES district ID: 0904440
• Math proficiency: 22% ▼ -12.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $67,912
• Composite: 27.85/100
• National rank: #6877
• State rank: #122 of 153 in CT

Livability — Stratford

• Score: 76/100
• State rank: #56
• US rank: #3523

Category grades

Amenities B Commute F Cost of living C Crime A- Employment B+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fairfield County · 765,532 people
• City population: 17,136
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 17,136
• Household income: $81,534
• Rent vs Own: 31.9% rent · 68.1% own
• Severe rent burden: 507.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 18% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 13%
• Common ancestry: Romanian 5% Hispanic 3% Lithuanian 2%
• Foreign-born: 18% · Canada, South Korea, Jamaica
• Languages at home: 74% English-only · Spanish 17% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -359.68%
• Current HPI: 230.0031
• 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

+225.3% since first listed

15 events — show timeline

• 2026-04-30 Pending — Smart MLS
• 2026-04-26 Listed $259,900 Smart MLS
• 2018-12-24 Sold (Public Records) $153,000 Public Records
• 2018-12-20 Sold (MLS) $153,000 Smart MLS
• 2018-10-18 Listed $150,000 Smart MLS
• 2018-03-05 Sold (MLS) $65,000 Smart MLS
• 2018-03-02 Sold (Public Records) $65,000 Public Records
• 2016-11-19 Listing Removed — Smart MLS
• 2016-10-10 Listed $79,900 Smart MLS
• 2005-02-17 Sold (Public Records) $134,900 Public Records
• 2003-04-16 Listing Removed — Smart MLS
• 2003-03-12 Listed $129,900 Smart MLS
• 2002-04-02 Sold (Public Records) $85,000 Public Records
• 2001-01-15 Listing Removed — Smart MLS
• 2000-10-16 Listed $79,900 Smart MLS

Property tax history

+6.2%/yr

Latest (2023): $4,140 · +1.9% YoY. Source: county tax records.