105 Pulaski St · Torrington, CT 06790

$349,900

4 bd · 2.0 ba · 2,059 sqft · MultiFamily public records · 41 Days on market

Built 1930 3,920 sqft lot Est $336k · at est.

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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 +19.7/30.0
• DSCR +6.2/10.0
• ARV discount +5.6/15.0
• 1% rule +4.8/10.0
• 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 MLS

Well cared for 2 family home. Great for owner occupant! New cabinets in the kitchen and other updates. Nicely landscaped in front and exterior of house easy to maintain! Walk up attic possiblities for the 2nd floor apartment. Separate utlities.

Key facts

• Separate utilities
• Roof 2008
• 3,920 sq ft lot

Tags

• NATURAL GAS HEAT HOT WATER
• SEPARATE UTILITIES
• ROOF 2008
• BOTH FRONT PORCHES 2013
• BOTH HOT WATER HEATERS 2021
• REMODELED KITCHENS BATHROOMS

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family (2-family); 2-family property
• Construction: Frame construction; Stone foundation
• Exterior features: Level lot; Gutters; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 5 bedrooms (total)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Baseboard and hot water heat
• Interior features: 11 total rooms; Full basement; Finished walk-up attic
• Laundry & utility: All units have laundry hook-ups; 40-gallon natural gas hot water tank

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive. Per door: $204/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 $341k (2.4% below list).
• Recommended offer: $339k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $3,414/mo this rent would consume 58% 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

• It's been on market 41 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $152k; list at $350k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $339,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 1930 — 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: 0.98% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $335,617
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Berry St	0.16mi	4/2.0	2,002 (-3%)	7mo	$340,000	$170	82
23 Berry St	0.26mi	4/2.0	1,882 (-9%)	5mo	$320,000	$170	69
69 McGuinness St	0.28mi	4/2.0	2,244 (+9%)	4mo	$341,000	$152	69
80 Washington Ave	0.55mi	4/2.0	1,918 (-7%)	2mo	$335,000	$175	61
35 James St	0.30mi	5/2.0 (+1)	1,776 (-14%)	4mo	$285,000	$160	54
253 Riverside Ave	0.35mi	5/3.0 (+1)	2,290 (+11%)	4mo	$349,900	$153	52
40 Maplewood Ave	0.60mi	4/2.0	1,944 (-6%)	19mo	$260,000	$134	47
78 Maplewood Ave	0.64mi	4/2.0	2,184 (+6%)	18mo	$355,000	$163	45
20 North St	0.32mi	5/3.0 (+1)	2,340 (+14%)	13mo	$338,000	$144	43
192 High St	0.67mi	4/2.0	1,854 (-10%)	16mo	$280,000	$151	39
246 Brightwood Ave	0.70mi	4/2.0	1,872 (-9%)	18mo	$325,000	$174	37
112 Brookside Ave	0.70mi	4/2.0	1,806 (-12%)	15mo	$348,000	$193	34

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-20,557
• Equity at exit: $52,171

10-year hold

• IRR: 7.2%
• Equity multiple: 1.61×
• Total profit: $59,885
• Equity at exit: $30,253

Cash invested: $97,972 (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: 17.1×

Monthly cashflow live

• Estimated rent: $3,414 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$309 /mo · $3,706/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $408

Break-even live

Break-even rent $2,898

Max offer price $349,900

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,414
Total (2 units)			$3,414

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
199 Migeon Ave Unit 2 Torrington, CT	3.0	1.0	1500	$2,350	$1.57	44d	1	0.21mi
17 Woodbine St Torrington, CT	3.0	1.5	1430	$2,200	$1.54	44d	1	0.27mi
42 Pulver St Torrington, CT	3.0	1.0	1443	$1,800	$1.25	44d	1	0.29mi
58 E Pearl St Torrington, CT	4.0	2.0	2588	$2,300	$0.89	44d	1	0.55mi
14 Culvert St Unit 2 Torrington, CT	4.0	1.0	1638	$1,695	$1.03	44d	1	0.61mi
163 Beechwood Ave Torrington, CT	4.0	2.0	1896	$2,800	$1.48	44d	1	0.64mi
20 Taylor St Torrington, CT	3.0	1.0	2614	$1,700	$0.65	44d	1	1.01mi
18 Taylor St Torrington, CT	3.0	1.0	2614	$1,700	$0.65	44d	1	1.01mi

Listing history 11 events

1. 2026-06-05
   statusdays on market $349,900 Under Contract 41 DOM
2. 2026-06-03
   days on market $349,900 Under Contract - Continue to Show 40 DOM
3. 2026-06-02
   days on market $349,900 Under Contract - Continue to Show 39 DOM
4. 2026-06-01
   days on market $349,900 Under Contract - Continue to Show 38 DOM
5. 2026-05-31
   days on market $349,900 Under Contract - Continue to Show 37 DOM
6. 2026-05-30
   days on market $349,900 Under Contract - Continue to Show 36 DOM
7. 2026-04-27
   historical Under Contract - Continue to Show
8. 2026-04-24
   listed $349,900 Active
9. 2008-12-09
   soldstatus $152,000
10. 2008-12-08
    soldstatus $152,000 244-char remark

    Show marketing remark (244 chars)

    Well cared for 2 family home. Great for owner occupant! New cabinets in the kitchen and other updates. Nicely landscaped in front and exterior of house easy to maintain! Walk up attic possiblities for the 2nd floor apartment. Separate utlities.

11. 2008-05-25
    listed $159,900 244-char remark

    Show marketing remark (244 chars)

    Well cared for 2 family home. Great for owner occupant! New cabinets in the kitchen and other updates. Nicely landscaped in front and exterior of house easy to maintain! Walk up attic possiblities for the 2nd floor apartment. Separate utlities.

ⓘ 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: $3,706 · $309/mo
• Projected year-2 tax: $5,597 · $466/mo
• Expected delta: +$1,891/yr (+$158/mo · 51.0%)

ⓘ 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 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: $40,968
• − Mortgage interest: −$19,600
• − Property taxes: −$3,706
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,277
• − Management: −$3,277
• − Depreciation: −$10,179
• Taxable loss: −$821
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $5,087/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

+118.8% since first listed

5 events — show timeline

• 2026-04-27 Contingent — Smart MLS
• 2026-04-24 Listed $349,900 Smart MLS
• 2008-12-09 Sold (Public Records) $152,000 Public Records
• 2008-12-08 Sold (MLS) $152,000 Smart MLS
• 2008-05-25 Listed $159,900 Smart MLS

Property tax history

+0.5%/yr

Latest (2023): $3,706 · +1.7% YoY. Source: county tax records.