17 Hawthorne Ter · Torrington, CT 06790

$239,900

4 bd · 2.0 ba · 1,894 sqft · MultiFamily public records · 9 Days on market

Built 1900 5,227 sqft lot $127/sqft · 22% below area Est $309k · 22% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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: 2 units. confirmed

Listing remarks

Not all opportunities are painted in gold, some are built with vision. Welcome to 17 Hawthorne Terrace in Torrington, Connecticut, a side-by-side duplex offering exceptional potential for investors, owner-occupants, and handy buyers looking for their next project. This property features a mirrored townhouse-style layout, with each unit offering a large eat-in kitchen, full bathroom, and a flexible main-level room that can serve as an office, guest room, or additional bedroom. Upstairs, you'll find two bedrooms, creating a functional and desirable floor plan for future tenants or owner occupancy. Whether you're looking to begin your investment portfolio, expand your holdings, or tackle a pro

Key facts

• Large eat in kitchen
• Side by side duplex
• 5,227 sq ft lot

Tags

• SIDE BY SIDE DUPLEX
• LARGE EAT IN KITCHEN
• FLEXIBLE MAIN LEVEL ROOM
• FUNCTIONAL FLOOR PLAN

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; 3 total parking spaces; 1 garage
• Utilities: Public water connected; Public sewer connected; Sewer assessment information applies (annual sewer fee noted); Fuel tank located in basement
• Home design: Multi-family 2-unit property; Two-family (2-family) style
• Construction: Frame construction; Stone foundation; Vinyl siding; Asphalt shingle roof; Tan exterior color
• Exterior features: Lightly wooded lot; Paved driveway

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard and hot water heating; Heat fuel: electric and oil; 50-gallon electric hot water tank (in basement)
• Interior features: 10 total rooms; Full basement; Attic with pull-down stairs; Two-unit multi-family layout (2 units, 10 total rooms)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive. Per door: $388/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 10.2% 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); 190 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).
• At $3,105/mo this rent would consume 53% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 6y 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 $57k; list at $240k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,900

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. 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: 1.29% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (median comp): $308,735
• List price: $239,900
• Delta: -10.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Washington Ave	0.20mi	4/2.0	1,918 (+1%)	2mo	$335,000	$175	87
23 Berry St	0.36mi	4/2.0	1,882 (-1%)	5mo	$320,000	$170	78
27 Washington Ave	0.20mi	4/2.0	1,745 (-8%)	4mo	$225,000	$129	74
121 Culvert St	0.30mi	4/3.0	1,733 (-8%)	4mo	$260,000	$150	65
192 High St	0.41mi	4/2.0	1,854 (-2%)	16mo	$280,000	$151	64
146 Berry St	0.44mi	4/2.0	2,002 (+6%)	7mo	$340,000	$170	64
100 Roosevelt Ave	0.50mi	5/2.0 (+1)	1,862 (-2%)	11mo	$280,000	$150	60
18 Iowa St	0.39mi	4/2.0	1,709 (-10%)	16mo	$260,000	$152	52
64 Cooper St	0.68mi	4/2.0	2,100 (+11%)	2mo	$365,000	$174	48
24 Maple St	0.64mi	4/2.0	2,129 (+12%)	10mo	$262,000	$123	41
112 French St	0.65mi	5/2.0 (+1)	1,610 (-15%)	8mo	$380,000	$236	33
160 Turner Ave	0.58mi	5/3.0 (+1)	2,155 (+14%)	18mo	$390,000	$181	25

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: 7.3%
• Equity multiple: 1.30×
• Total profit: $19,888
• Equity at exit: $35,770

10-year hold

• IRR: 19.0%
• Equity multiple: 2.81×
• Total profit: $121,636
• Equity at exit: $20,742

Cash invested: $67,172 (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: 190
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $3,105 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$319 /mo · $3,829/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $776

Break-even live

Break-even rent $2,123

Max offer price $239,900

Occupancy floor 70%

Sensitivity live

Price	-10% $912	-5% $844	+0% $776	+5% $708	+10% $640
Rent	-10% $531	-5% $653	+0% $776	+5% $898	+10% $1,021
Rate	-1.0pp $897	-0.5pp $837	base $776	+0.5pp $714	+1.0pp $650

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,106
Total (2 units)			$3,105

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Smith St Torrington, CT	3.0	1.5	1392	$2,200	$1.58	44d	1	0.11mi
163 Beechwood Ave Torrington, CT	4.0	2.0	1896	$2,800	$1.48	44d	1	0.26mi
17 Woodbine St Torrington, CT	3.0	1.5	1430	$2,200	$1.54	44d	1	0.30mi
14 Culvert St Unit 2 Torrington, CT	4.0	1.0	1638	$1,695	$1.03	44d	1	0.37mi
199 Migeon Ave Unit 2 Torrington, CT	3.0	1.0	1500	$2,350	$1.57	44d	1	0.39mi
42 Pulver St Torrington, CT	3.0	1.0	1443	$1,800	$1.25	44d	1	0.44mi
58 E Pearl St Torrington, CT	4.0	2.0	2588	$2,300	$0.89	44d	1	0.86mi
20 Taylor St Torrington, CT	3.0	1.0	2614	$1,700	$0.65	44d	1	0.91mi
18 Taylor St Torrington, CT	3.0	1.0	2614	$1,700	$0.65	44d	1	0.92mi

Listing history 27 events

1. 2026-06-21
   days on market $239,900 Active 9 DOM
2. 2026-06-19
   days on market $239,900 Active 7 DOM
3. 2026-06-18
   days on market $239,900 Active 6 DOM
4. 2026-06-17
   days on market $239,900 Active 5 DOM
5. 2026-06-16
   days on market $239,900 Active 4 DOM
6. 2026-06-15
   days on market $239,900 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $239,900 Active 1 DOM
8. 2026-06-02
   days on market $274,900 Active 45 DOM
9. 2026-06-01
   days on market $274,900 Active 44 DOM
10. 2026-05-31
    days on market $274,900 Active 43 DOM
11. 2026-05-30
    days on market $274,900 Active 42 DOM
12. 2026-05-07
    price $289,000 842-char remark
13. 2026-04-18
    listed $299,000 Active 842-char remark
14. 2024-09-30
    historical $1,650
15. 2024-08-24
    listed $1,650
16. 2024-03-15
    historical
17. 2024-02-07
    price $239,000
18. 2023-10-11
    price $244,000
19. 2023-08-31
    status Active
20. 2023-08-31
    price $249,000
21. 2023-08-18
    status Under Contract
22. 2023-06-24
    price $275,000
23. 2023-06-07
    listed $299,000 Active
24. 2021-02-25
    soldstatus $57,000 Closed
25. 2021-01-29
    status Active
26. 2020-12-18
    listed $45,600 Active
27. 2000-12-20
    soldstatus $64,000

ⓘ 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: $3,829 · $319/mo
• Projected year-2 tax: $4,481 · $373/mo
• Expected delta: +$652/yr (+$54/mo · 17.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $37,260
• − Mortgage interest: −$13,438
• − Property taxes: −$3,829
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,981
• − Management: −$2,981
• − Depreciation: −$6,979
• Taxable income: $5,853
• Est. tax owed @ 24.0%: −$1,405
• After-tax cash flow: $7,905/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

+274.8% since first listed

19 events — show timeline

• 2026-06-12 Listed $239,900 Smart MLS
• 2026-06-03 Listing Removed — Smart MLS
• 2026-05-20 Price Changed $274,900 Smart MLS
• 2026-05-07 Price Changed $289,000 Smart MLS
• 2026-04-18 Listed $299,000 Smart MLS
• 2024-09-30 Rental Removed $1,650 SMARTMLS
• 2024-08-24 Listed for Rent $1,650 SMARTMLS
• 2024-03-15 Listing Removed — Smart MLS
• 2024-02-07 Price Changed $239,000 Smart MLS
• 2023-10-11 Price Changed $244,000 Smart MLS
• 2023-08-31 Relisted — Smart MLS
• 2023-08-31 Price Changed $249,000 Smart MLS
• 2023-08-18 Pending — Smart MLS
• 2023-06-24 Price Changed $275,000 Smart MLS
• 2023-06-07 Listed $299,000 Smart MLS
• 2021-02-25 Sold (MLS) $57,000 Smart MLS
• 2021-01-29 Relisted — Smart MLS
• 2020-12-18 Listed $45,600 Smart MLS
• 2000-12-20 Sold (Public Records) $64,000 Public Records

Property tax history

+0.3%/yr

Latest (2023): $3,829 · +1.8% YoY. Source: county tax records.