93 Culvert St · Torrington, CT 06790

$320,000

6 bd · 2.0 ba · 1,884 sqft · MultiFamily public records · 8 Days on market

Built 1910 6,534 sqft lot Est $286k · 12% over

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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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• 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

93 Culvert Street is a solid multi-family home in a convenient Torrington location. It's got two units with plenty of space, making it a great option if you want to live in one and rent out the other-or just invest. You'll find practical features like off-street parking, a garage, gas heat, and a small, easy-to-maintain yard. It's close to shops, restaurants, and everyday essentials, so you're not far from anything you need. A great mix of character, space, and potential. 24 hours notice needed to see the units.

Key facts

• Gas heat
• Convenient location
• Multi-family home

Tags

• MULTI-FAMILY HOME
• OFF-STREET PARKING
• GAS HEAT
• EASY-TO-MAINTAIN YARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Multi-family property (2-family)
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Built as a multi-family residence
• Exterior features: Level lot; Aluminum siding

Interior

• Bedrooms: 6 bedrooms (total)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Natural gas heating; Ceiling fan cooling
• Interior features: Ceiling fans; Full basement with hatchway

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive. Per door: $200/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (0.1% below list).
• Recommended offer: $320k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 $3,198/mo this rent would consume 54% 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $116k; list at $320k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $319,800

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 1910 — 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. 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?
7. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $286,368
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Culvert St	0.00mi	6/2.0	1,884 (0%)	0mo	$320,000	$170	100
231 Beechwood Ave	0.05mi	6/2.5	2,072 (+10%)	4mo	$233,000	$112	76
100 Roosevelt Ave	0.22mi	5/2.0 (-1)	1,862 (-1%)	11mo	$280,000	$150	74
29 Berry St	0.47mi	6/2.0	1,910 (+1%)	5mo	$355,000	$186	72
130 Turner Ave	0.29mi	5/2.0 (-1)	1,988 (+6%)	22mo	$295,000	$148	54
34 Washington Ave	0.24mi	5/3.0 (-1)	1,997 (+6%)	19mo	$265,000	$133	53
14 Washington Ave	0.27mi	6/2.0	1,674 (-11%)	19mo	$255,000	$152	53
112 French St	0.33mi	5/2.0 (-1)	1,610 (-14%)	8mo	$380,000	$236	49
160 Turner Ave	0.27mi	5/3.0 (-1)	2,155 (+14%)	18mo	$390,000	$181	39

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-16,863
• Equity at exit: $47,713

10-year hold

• IRR: 7.8%
• Equity multiple: 1.67×
• Total profit: $59,705
• Equity at exit: $27,668

Cash invested: $89,600 (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: 16.7×

Monthly cashflow live

• Estimated rent: $3,198 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$316 /mo · $3,789/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $399

Break-even live

Break-even rent $2,693

Max offer price $320,000

Occupancy floor 83%

Sensitivity live

Price	-10% $580	-5% $490	+0% $399	+5% $309	+10% $218
Rent	-10% $147	-5% $273	+0% $399	+5% $526	+10% $652
Rate	-1.0pp $560	-0.5pp $481	base $399	+0.5pp $316	+1.0pp $232

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,198
Total (2 units)			$3,198

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-01
   status Under Contract
2. 2026-04-23
   listed $320,000 Active
3. 2022-05-02
   soldstatus $116,000
4. 2021-02-22
   historical
5. 2020-10-10
   price $142,499
6. 2020-09-01
   price $144,499
7. 2020-07-15
   listed $149,900 Active
8. 2007-02-20
   soldstatus $121,900
9. 2007-01-24
   historical
10. 2006-12-23
    listed $121,900
11. 2006-12-14
    historical
12. 2006-08-14
    listed $121,900
13. 2006-05-31
    historical
14. 2005-11-06
    listed $167,900
15. 2002-10-02
    soldstatus $136,000

ⓘ 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: $3,789 · $316/mo
• Projected year-2 tax: $5,318 · $443/mo
• Expected delta: +$1,530/yr (+$127/mo · 40.4%)

ⓘ 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 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: $38,376
• − Mortgage interest: −$17,925
• − Property taxes: −$3,789
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,070
• − Management: −$3,070
• − Depreciation: −$9,309
• Taxable loss: −$387
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $4,884/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

+135.3% since first listed

15 events — show timeline

• 2026-05-01 Pending — Smart MLS
• 2026-04-23 Listed $320,000 Smart MLS
• 2022-05-02 Sold (Public Records) $116,000 Public Records
• 2021-02-22 Listing Removed — Smart MLS
• 2020-10-10 Price Changed $142,499 Smart MLS
• 2020-09-01 Price Changed $144,499 Smart MLS
• 2020-07-15 Listed $149,900 Smart MLS
• 2007-02-20 Sold (Public Records) $121,900 Public Records
• 2007-01-24 Listing Removed — Smart MLS
• 2006-12-23 Listed $121,900 Smart MLS
• 2006-12-14 Listing Removed — Smart MLS
• 2006-08-14 Listed $121,900 Smart MLS
• 2006-05-31 Listing Removed — Smart MLS
• 2005-11-06 Listed $167,900 Smart MLS
• 2002-10-02 Sold (Public Records) $136,000 Public Records

Property tax history

+0.3%/yr

Latest (2023): $3,789 · +1.7% YoY. Source: county tax records.