170-174 Park Ave · Torrington, CT 06790

$196,000

6 bd · 3.0 ba · 2,941 sqft · MultiFamily public records · 3 Days on market

Built 1900 5,662 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
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• 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: 3 units. confirmed

Listing remarks

Investor opportunity with endless potential! Spacious three-family property featuring two bedrooms on each floor and a two-car detached garage. Centrally located with easy access to shopping, restaurants, highways, and everyday conveniences. First floor is owner occupied, while the second and third floors are ready for your updates and vision. Property needs work but offers newer roof, solid income potential, and the chance to build equity. Whether you're looking to renovate for investment income or owner-occupy while customizing the space, this property is full of possibilities. Being sold as-is - bring your ideas and make it your own! Cash only or rehab loan best to qualify Seller needs t

Key facts

• Newer roof
• 5,662 sq ft lot
• 2 garage spots

Tags

• THREE-FAMILY PROPERTY
• TWO CAR DETACHED GARAGE
• NEWER ROOF
• SOLID INCOME POTENTIAL
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS

Property features AI

Finance

• Other: Property listed as multi-family for sale

Exterior

• Parking: Detached garage; Driveway; 3 total parking spaces; 2-car garage (detached)
• Utilities: Public water connected; Public sewer connected; Sewer usage fee (annual); 50-gallon hot water tank; Natural gas
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Asbestos siding
• Exterior features: Shed; Level lot; Paved driveway

Interior

• Bedrooms: 6 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot air heating; Natural gas heat
• Interior features: Central air; Full basement with walk-out
• Laundry & utility: Basement laundry hook-ups; In-unit laundry hook-up in Unit 1; In-unit laundry hook-up in Unit 2; 50-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $196k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $714/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $196k).
• Cap rate 19.8% vs local median 3.9% in Torrington — 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 76/100 on livability (#53 in CT, #3,449 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, commute F.
• Torrington School District (town): math 22% / reading 39% proficiency, ranked #125 of 153 in CT (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.9%/yr); 188 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).
• At $4,750/mo this rent would consume 80% of the median local household income ($71k/yr) (locally 1401% 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,000

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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.42% ✓
• Cap rate: 19.75%
• Cash-on-cash: 48.06%
• DSCR: 3.14
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $399,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
393 S Main St	0.30mi	6/3.0	2,600 (-12%)	5mo	$285,000	$110	62
25 Center St	0.33mi	7/— (+1)	3,011 (+2%)	17mo	$378,000	$126	62
408 High St	0.48mi	7/3.0 (+1)	2,823 (-4%)	13mo	$420,000	$149	55
20 E Center St	0.32mi	6/2.0	2,653 (-10%)	12mo	$360,900	$136	55
509 S Main St	0.45mi	7/2.0 (+1)	2,819 (-4%)	11mo	$395,000	$140	54
72 French St	0.56mi	6/3.0	3,295 (+12%)	3mo	$450,000	$137	51
152 Turner Ave	0.53mi	6/3.0	2,661 (-10%)	10mo	$330,000	$124	51
116 High St	0.70mi	7/5.0 (+1)	2,892 (-2%)	3mo	$390,000	$135	49
210 New Litchfield St	0.42mi	5/2.0 (-1)	2,631 (-10%)	9mo	$340,000	$129	47
238 E Main St	0.50mi	7/4.0 (+1)	2,648 (-10%)	10mo	$405,000	$153	43
89 Hillside Ave	0.71mi	5/3.0 (-1)	3,293 (+12%)	14mo	$465,000	$141	30
195 E Pearl St	0.72mi	5/3.0 (-1)	3,356 (+14%)	10mo	$403,000	$120	30

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 · 5.89% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 3.17×
• Total profit: $119,138
• Equity at exit: $29,224

10-year hold

• IRR: 54.7%
• Equity multiple: 7.24×
• Total profit: $342,266
• Equity at exit: $16,946

Cash invested: $54,880 (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 06790

• Rents YoY: 5.9%
• Active inventory: 188
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $4,750 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$445 /mo · $5,339/yr
• Insurance: −$82
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$998
• Net cashflow: $2,143

Break-even live

Break-even rent $2,038

Max offer price $196,000

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,749
Total (3 units)			$4,750

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-02
   status $196,000 Under Contract 3 DOM
2. 2026-06-01
   days on market $196,000 Active 3 DOM
3. 2026-05-31
   days on market $196,000 Active 2 DOM
4. 2026-05-29
   listed $196,000 Active

ⓘ 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: $5,339 · $445/mo
• Projected year-2 tax: $5,339 · $445/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,000
• − Mortgage interest: −$10,979
• − Property taxes: −$5,339
• − Insurance: −$1,646
• − Repairs & maintenance: −$4,560
• − Management: −$4,560
• − Depreciation: −$5,702
• Taxable income: $24,214
• Est. tax owed @ 24.0%: −$5,811
• After-tax cash flow: $19,899/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: Torrington School District
• NCES district ID: 0904590
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $53,647
• Composite: 26.9/100
• National rank: #7087
• State rank: #125 of 153 in CT

Livability — Torrington

• Score: 76/100
• State rank: #53
• US rank: #3449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrington, CT
• County: Litchfield County · 81,203 people
• City population: 35,566
• Metro: Torrington, CT
• Population (ZIP): 35,566
• Household income: $70,912
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1401.0

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 14% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 8% Lithuanian 5% Slovak 2%
• Foreign-born: 12% · Canada, South Korea, Jamaica
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.78%
• Current HPI: 208.4818
• Rent YoY: ▲ 5.89%
• Metro: Torrington, 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

• 2026-05-29 Listed $196,000 Smart MLS

Property tax history

+3.4%/yr

Latest (2023): $5,339 · +1.7% YoY. Source: county tax records.