464-466 Wilmot Ave · Bridgeport, CT 06607

$600,000

8 bd · 3.0 ba · 3,328 sqft · MultiFamily · 17 Days on market

Built 1917 Good condition 5,227 sqft lot Est $649k · 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 +10.9/30.0
• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Very nice over-sized remodeled two family with finish upper story for added potential. Off Street parking-turnkey, a must see!!!

Key facts

• Off street parking
• Over-sized remodeled
• Finish upper story

Tags

• OVER-SIZED REMODELED
• FINISH UPPER STORY
• OFF STREET PARKING

Property features AI

Finance

• Other: Living area reported as 3328
• Financial info: Offered as multi-family for sale

Exterior

• Parking: Off-street parking (driveway); 6 total parking spaces
• Utilities: Public water (in street); Public sewer (in street); Gas available in street
• Home design: Multi-family property (2-family); Red exterior color
• Construction: Frame construction; Block foundation; Asphalt shingle roof
• Exterior features: City views; Level lot; Aluminum siding; Asphalt driveway

Interior

• Bedrooms: 8 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot air heat; Gas heating supply in street
• Interior features: Full basement; Central air
• Laundry & utility: Laundry in basement; 30-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $600k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative. Per door: $-133/mo.
• To cash-flow at today's rent, offer at most $562k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $491k (18.1% below list).
• Recommended offer: $491k (18.1% below list) — sets the bar for 1% rule.

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: 33 active listings in the ZIP; 852 units permitted in Greater Bridgeport Planning Region in 2024 (698 in 5+ unit buildings).
• At $4,913/mo this rent would consume 118% of the median local household income ($50k/yr) (locally 534% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $491,300 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $648,960
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 6th St	0.27mi	9/3.0 (+1)	3,390 (+2%)	5mo	$750,000	$221	75
565 Carroll Ave	0.08mi	8/3.0	3,078 (-8%)	12mo	$600,000	$195	74
351 Wilmot Ave	0.11mi	8/3.0	3,126 (-6%)	16mo	$630,000	$202	72
912 Connecticut Ave	0.11mi	8/3.0	3,588 (+8%)	15mo	$450,000	$125	70
287 Davenport St	0.18mi	7/3.0 (-1)	3,201 (-4%)	14mo	$651,000	$203	68
334 Carroll Ave	0.21mi	7/3.0 (-1)	3,295 (-1%)	23mo	$599,000	$182	65
408 Union Ave	0.20mi	9/3.0 (+1)	3,798 (+14%)	7mo	$639,900	$168	56
43 Pixlee Pl	0.62mi	8/3.0	3,132 (-6%)	8mo	$633,000	$202	55
198 Adams St	0.71mi	8/3.0	3,383 (+2%)	12mo	$500,000	$148	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.84×
• Total profit: $309,960
• Equity at exit: $540,528

10-year hold

• IRR: 20.5%
• Equity multiple: 6.51×
• Total profit: $926,210
• Equity at exit: $1,165,668

Cash invested: $168,000 (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 06607

• Home prices YoY: 4.7%
• Active inventory: 33
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $4,913 high
• Mortgage (P&I): −$3,146
• Tax est. 1.5%: −$750 /mo · $9,000/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,032
• Net cashflow: $-265

Break-even live

Break-even rent $5,249

Max offer price $561,626

Occupancy floor —

Sensitivity live

Price	-10% $149	-5% $-58	+0% $-265	+5% $-473	+10% $-680
Rent	-10% $-653	-5% $-459	+0% $-265	+5% $-71	+10% $123
Rate	-1.0pp $37	-0.5pp $-113	base $-265	+0.5pp $-421	+1.0pp $-579

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$4,914
Total (2 units)			$4,913

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-22
   days on market $600,000 Active 17 DOM
2. 2026-06-18
   days on market $600,000 Active 14 DOM
3. 2026-06-17
   days on market $600,000 Active 13 DOM
4. 2026-06-16
   days on market $600,000 Active 12 DOM
5. 2026-06-15
   days on market $600,000 Active 11 DOM
6. 2026-06-13
   days on market $600,000 Active 9 DOM
7. 2026-06-13
   days on market $600,000 Active 8 DOM
8. 2026-06-10
   days on market $600,000 Active 6 DOM
9. 2026-06-09
   days on market $600,000 Active 5 DOM
10. 2026-06-08
    days on market $600,000 Active 4 DOM
11. 2026-06-07
    remarks 128-char remark
12. 2026-06-07
    listed $600,000 Active 3 DOM

ⓘ 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 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 · 16 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: $58,956
• − Mortgage interest: −$33,609
• − Property taxes: −$9,000
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,716
• − Management: −$4,716
• − Depreciation: −$17,455
• Taxable loss: −$13,541
• Est. tax savings @ 24.0%: +$3,250
• After-tax cash flow: $67/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This remodeled two-family home is in good condition with cosmetic updates, offering a great opportunity for investment with potential for increased resale and rental value.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the property.
• Both Replace the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the property. ↑
• Both Replace the HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 7,979
• Household income: $50,000
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 534.0

Population outlook (Greater Bridgeport County) Hauer SSP2

• By 2040: 365,581

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 57% Black 31% Two or more races 19% Asian 6% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 32% Cuban 4% Dominican 4%
• Common ancestry: Estonian 1% Russian 1%
• Foreign-born: 25% · Canada, Vietnam, Jamaica
• Languages at home: 52% English-only · Spanish 42% Other Asian/Pacific 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: ▲ 26.05%
• Current HPI: 584.8108
• 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

1 event — show timeline

• 2026-06-04 Listed $600,000 Smart MLS