50 Greenhouse Rd Unit 10A · Bridgeport, CT 06606

$209,900

2 bd · 2.0 ba · 1,297 sqft · Condo public records · 3 Days on market

Built 1972 $396/mo HOA · 14% of rent

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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 +24.3/30.0
• 1% rule +8.9/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Excellent Location. Adorable And Spacious First Floor Unit, Master Bedroom With Full Bath, And Great Closet Space. Subject To Lender Approval.

Key facts

• Private deck
• In-ground pool
• Ample closet space

Tags

• IN-GROUND POOL
• AMPLE CLOSET SPACE
• PRIVATE DECK
• WASHER DRYER HOOK-UPS
• RESERVED PARKING
• PET FRIENDLY

Property features AI

Finance

• Other: Part of a 76-unit community; Nearby amenities: medical facilities, playground/tot lot, public transportation, shopping/mall, tennis courts
• Financial info: Professionally managed off-site; Pets allowed (up to 2 dogs of gentle disposition)
• HOA & community: HOA with monthly fee; Monthly HOA fee includes grounds maintenance, trash pickup, snow removal, hot water, water, property management, and pool service

Exterior

• Parking: Paved off-street parking; 1 parking space
• Utilities: Public water connected; Public sewer connected; Hot water: other
• Home design: Condominium (unit in Dellwood Gardens); Single-level unit
• Construction: Frame construction
• Exterior features: Brick siding; In-ground swimming pool with safety fence; Pool on-site (association amenity)

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heat fueled by natural gas; Central air conditioning; Ceiling fans
• Interior features: 5 total rooms; Main-level laundry; Ceiling fans; Central air
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 8.7% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,919/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $78k; list at $210k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $209,900

Questions for the listing agent

1. Built in 1972 — 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: 1.39% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-6,363
• Equity at exit: $31,297

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $31,919
• Equity at exit: $18,148

Cash invested: $58,772 (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 06606

• Rents YoY: 3.1%
• Active inventory: 152
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,919 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$298 /mo · $3,581/yr
• Insurance: −$87
• HOA: −$396
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $424

Break-even live

Break-even rent $2,383

Max offer price $209,900

Occupancy floor 80%

Sensitivity live

Price	-10% $543	-5% $483	+0% $424	+5% $364	+10% $305
Rent	-10% $193	-5% $308	+0% $424	+5% $539	+10% $654
Rate	-1.0pp $529	-0.5pp $477	base $424	+0.5pp $369	+1.0pp $314

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Kennedy Dr #127 Bridgeport, CT	2.0	1.0	1023	$2,250	$2.20	13d	1	0.27mi
104 Kennedy Dr Bridgeport, CT	2.0	1.0	1023	$2,600	$2.54	45d	1	0.32mi
333 Vincellette St #59 Bridgeport, CT	1.0	1.0	975	$2,000	$2.05	13d	1	0.35mi
200 Woodmont Ave #127 Bridgeport, CT	2.0	1.5	1184	$2,600	$2.20	25d	1	0.45mi
110 Grenelle St Bridgeport, CT	3.0	1.0	1351	$4,000	$2.96	4d	1	0.51mi
192 Frenchtown Rd Bridgeport, CT	3.0	3.5	1744	$4,200	$2.41	45d	1	0.52mi
130 Deramo Pl Bridgeport, CT	3.0	1.5	1252	$3,700	$2.96	4d	1	0.53mi
56 Janet Cir #7 Bridgeport, CT	2.0	2.0	1156	$2,600	$2.25	4d	1	0.59mi
127 Englewood Ave Bridgeport, CT	3.0	2.0	1530	$3,800	$2.48	45d	1	0.60mi
23 Ochsner Pl Unit 1 Bridgeport, CT	3.0	1.0	1250	$3,800	$3.04	45d	1	0.64mi
715 Frenchtown Rd #4 Bridgeport, CT	2.0	1.5	1200	$2,300	$1.92	25d	1	0.66mi
715 Frenchtown Rd #40 Bridgeport, CT	2.0	1.5	1200	$2,500	$2.08	45d	1	0.66mi
123 Folino Dr Bridgeport, CT	3.0	1.5	1386	$3,800	$2.74	45d	1	0.74mi
15 Overland Ave Bridgeport, CT	3.0	2.5	1713	$4,700	$2.74	45d	1	0.74mi
39 Lance Cir #39 Bridgeport, CT	2.0	1.0	915	$2,500	$2.73	45d	1	0.76mi
5085 Main St Trumbull, CT	1.0–2.0	1.0–2.0	985	$3,175	$3.22	4d	9	0.80mi
466 Merritt St Bridgeport, CT	2.0	1.0	1650	$1,800	$1.09	45d	1	0.80mi
180 Pleasantview Ave Bridgeport, CT	3.0	2.0	1373	$3,700	$2.69	45d	1	0.85mi
524 Beechmont Ave Bridgeport, CT	3.0	1.0	1104	$3,500	$3.17	25d	1	0.85mi
275 Burnsford Ave Bridgeport, CT	3.0	1.0	1116	$3,200	$2.87	25d	1	0.87mi
765 Birmingham St Bridgeport, CT	3.0	1.0	1094	$3,600	$3.29	4d	1	0.96mi
28 Higgins Ave Bridgeport, CT	2.0	1.0	1828	$2,200	$1.20	4d	1	1.04mi
1956 Madison Ave Unit 2 Bridgeport, CT	2.0	2.0	1166	$1,800	$1.54	45d	1	1.07mi
74 Village Ln Bridgeport, CT	3.0	2.0	1428	$3,500	$2.45	4d	1	1.09mi
51 Waller Rd Bridgeport, CT	3.0	1.0	1219	$2,600	$2.13	45d	1	1.11mi
30 Quarry St Bridgeport, CT	1.0–2.0	1.0	805	$1,825	$2.27	25d	3	1.11mi
4 Soundview Ave Unit NA Trumbull, CT	2.0	2.0	1506	$3,750	$2.49	45d	1	1.11mi
46 Waller Rd Bridgeport, CT	3.0	2.0	1598	$3,800	$2.38	12d	1	1.13mi
25 Rena Pl Fairfield, CT	2.0	1.0	930	$3,200	$3.44	45d	1	1.13mi
845 Hart St Unit 2 Bridgeport, CT	3.0	1.0	1200	$2,500	$2.08	45d	1	1.16mi
97 Wentworth St Unit 3 Bridgeport, CT	2.0	1.0	950	$2,000	$2.11	4d	1	1.17mi
415 Savoy St Bridgeport, CT	3.0	3.0	1850	$3,500	$1.89	45d	1	1.19mi
68-70 Westfield Ave Bridgeport, CT	2.0	1.0	888	$2,200	$2.48	4d	1	1.32mi
454 Summit St Bridgeport, CT	2.0	1.0	1010	$2,000	$1.98	45d	1	1.36mi
2496 Easton Tpke Unit B Fairfield, CT	2.0	1.0	900	$2,395	$2.66	45d	1	1.36mi
156 Garden Dr Bridgeport, CT	2.0	1.0	1176	$2,400	$2.04	45d	1	1.36mi
5545 Park Ave Fairfield, CT	1.0–2.0	1.0–2.0	1040	$3,900	$3.75	4d	1	1.37mi
457 Summit St Bridgeport, CT	3.0	1.5	1511	$4,000	$2.65	45d	1	1.37mi
100 Oakview Dr Trumbull, CT	1.0–2.0	1.0–2.0	1028	$3,390	$3.30	4d	1	1.39mi
151-153 Alexander Ave Unit 1 Bridgeport, CT	3.0	1.0	1100	$2,400	$2.18	13d	1	1.41mi

HOA detail condo

• Monthly dues: $396 · $4,752/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $209,900 Active 3 DOM
2. 2026-06-17
   days on market $209,900 Active 2 DOM
3. 2026-06-15
   remarks 512-char remark
4. 2026-06-15
   listed $209,900 Active 1 DOM

ⓘ 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: $3,581 · $298/mo
• Projected year-2 tax: $4,036 · $336/mo
• Expected delta: +$455/yr (+$38/mo · 12.7%)

ⓘ 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: $35,033
• − Mortgage interest: −$11,758
• − Property taxes: −$3,581
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − HOA: −$4,752
• − Depreciation: −$6,106
• Taxable income: $2,181
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $4,561/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

+47.8% since first listed

8 events — show timeline

• 2026-06-15 Listed $209,900 Smart MLS
• 2012-08-29 Sold (MLS) $77,500 Smart MLS
• 2012-08-27 Sold (Public Records) $77,500 Public Records
• 2011-07-23 Listed $73,798 Smart MLS
• 2006-03-16 Sold (Public Records) $195,000 Public Records
• 2006-03-15 Sold (MLS) $195,000 Smart MLS
• 2006-01-13 Listed $199,000 Smart MLS
• 2004-05-04 Sold (Public Records) $142,000 Public Records

Property tax history

-3.9%/yr

Latest (2023): $3,581 · +0.0% YoY. Source: county tax records.