Three-Family Residential
For Sale
$660,000
855 Brewster St, Bridgeport, CT 06605
Well maintained three-family property with 5 bedrooms, 3 baths, and hardwood floors, sold as-is.
Property Size2,483 SF
Price / SF$265.81
Days on Market179
Property Features for 855 Brewster St
General Information
Standard status
Active
Size
2,483 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
3
Building Details
Year Built
1930
Tenancy
Multi
Listing Agency:
Munson Real Estate
Listed By:
Douglas Munson · License #REB.0486960
(203) 255-0700
Source:
Homesbyshoshana
Added: Mar 13
Changed: Sep 3
Last Checked: Sep 6 at 12:09PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Munson Real Estate
Investment Insights
Based on property information with market context.
This well maintained three-family residential income property includes 5 bedrooms and 3 bathrooms, along with hardwood floors. The first and second floors each feature a two-bedroom layout with a large living room, a tiled bathroom, and an eat-in kitchen. The second floor includes an additional enclosed porch.
The property is located in the Black Rock neighborhood, with proximity to the Fairfield Metro Train Station and shops and restaurants along Fairfield Ave. It is also a short drive to I-95 and Downtown Fairfield and Black Rock Turnpike.
The home is offered for sale as-is.
The property is located in the Black Rock neighborhood, with proximity to the Fairfield Metro Train Station and shops and restaurants along Fairfield Ave. It is also a short drive to I-95 and Downtown Fairfield and Black Rock Turnpike.
The home is offered for sale as-is.
Key Highlights
- Well maintained three‑family property sold as‑is
- Features 5 bedrooms and 3 baths across the three units
- Hardwood floors throughout
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$32,177
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.88%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$643,540
$643.5K
Cap Rate 7%
$459,671
$459.7K
Cap Rate 9%
$357,522
$357.5K
Market Conditions
NOI Build-Up for 2,483 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$49.2K $19.80/SF
− Vacancy
−$3.2K −$1.29/SF
EGI
$46.0K $18.51/SF
− OpEx
−$13.8K −$5.55/SF
NOI
$32.2K $12.96/SF
Area
Bridgeport, CT
Vacancy
6.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$643,540
Cap Rate 7%
$459,671
Cap Rate 9%
$357,522
Alternative Uses
Best Use
Multifamily LT 5
$459.7K
$402.2K – $536.3K
NOI $32,177 @ 7.0% cap · market cap 4.88%
Second Best
Apartment 5plus
$417.2K
$365.1K – $486.8K
NOI $29,207 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$708.7K
$620.1K – $826.8K
NOI $49,609 @ 7.0% cap · market cap 7.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,387
Businesses Nearby
Explore this area
Business Placement
Demographics for 06605, CT
23,867
Population
10,799
Households
2.2
Avg Household Size
35
Median Age
33%
College-Educated
80%
High-School Grad
2.3 sq mi
ZIP Area
10,377
Density / Sq Mi
$59,673
Median Household Income
$40,276
Median Earnings
$1,423
Median Rent
$273,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Well maintained three-family property with 5 bedrooms, 3 baths, and hardwood floors, sold as-is.
Where is this triplex located?
The property is located at 855 Brewster St Bridgeport, CT.
What is the asking price?
The asking price for this property is $660,000.
What are key features of this property?
This property features: Well maintained three‑family property sold as‑is; Features 5 bedrooms and 3 baths across the three units; Hardwood floors throughout
