124-126 E Pearl St · Torrington, CT 06790

$247,900

4 bd · 2.0 ba · 2,008 sqft · MultiFamily public records · 5 Days on market

Built 1900 7,405 sqft lot $123/sqft · 14% below area Est $290k · 14% 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 +30.0/30.0
• ARV discount +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

SELLER IS ASKING FOR FINAL AND BEST OFFER BY 2 PM SUNDAY MAY 17TH. Investor opportunity with endless potential! This spacious two-family home offers two bedrooms on each floor, hardwood floors, and solid bones ready for your updates and personal vision. Features include a walk-up attic with two additional rooms providing great extra space for storage, office, hobby, or future possibilities, plus a full basement with hatch access. Detached 2 car garage and ample off street parking. Nice yard that borders the river. The first floor is occupied by a long-term tenant with no lease in place. Original kitchens and bathrooms offer a chance to renovate and add value. Updated roof and water heaters

Key facts

• Full basement
• Updated roof
• Borders the river

Tags

• WALK-UP ATTIC
• FULL BASEMENT
• DETACHED 2 CAR GARAGE
• AMPLE OFF STREET PARKING
• BORDERS THE RIVER
• UPDATED ROOF

Property features AI

Finance

• Other: Nearby amenities: golf course, health club, library, medical facilities, park, shopping/mall; County: Litchfield; State: Connecticut

Exterior

• Parking: Detached garage; Driveway parking; Total parking for 6 vehicles; 2-car garage
• Utilities: Public water connected; Public sewer connected; Hot water: natural gas and electric (40-gallon tank)
• Home design: Multi-family (2-family); White exterior
• Construction: Frame construction; Asbestos siding; Asphalt shingle roof; Block foundation; Living area ~2008 (public record)
• Exterior features: Level lot; Paved driveway

Interior

• Bedrooms: 4 total bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water/radiator heating; Heat fuel: natural gas and oil; Fuel tank located in basement
• Interior features: 10 total rooms; Full basement with walk-out; Attic present (partially finished, walk-up); All units have laundry hook-ups; Two-unit multi-family
• Laundry & utility: Laundry hook-ups in all units; 40-gallon hot water tank (natural gas and electric)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $248k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive. Per door: $443/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $248k).
• Cap rate 10.9% 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; 8 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 $3,376/mo this rent would consume 57% 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 $69k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 24% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,900

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.36% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.29%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (median comp): $289,595
• List price: $247,900
• Delta: -14.40%
• 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
124-126 E Pearl St	0.00mi	4/2.0	2,008 (0%)	0mo	$255,000	$127	100
218 E Pearl St	0.13mi	4/2.0	1,886 (-6%)	5mo	$262,000	$139	79
21 Brookside Ave	0.13mi	5/3.0 (+1)	1,954 (-3%)	6mo	$273,000	$140	75
35 School St	0.37mi	4/2.0	2,132 (+6%)	4mo	$335,000	$157	70
112 Brookside Ave	0.05mi	4/2.0	1,806 (-10%)	15mo	$348,000	$193	68
35 James St	0.37mi	5/2.0 (+1)	1,776 (-12%)	4mo	$285,000	$160	55
23 Berry St	0.67mi	4/2.0	1,882 (-6%)	5mo	$320,000	$170	54
200 Hillside Ave	0.45mi	4/2.0	2,260 (+12%)	15mo	$372,000	$165	46
129 Calhoun St	0.52mi	4/2.0	1,728 (-14%)	9mo	$291,000	$168	45
324 Winthrop St	0.54mi	5/2.0 (+1)	1,843 (-8%)	18mo	$280,000	$152	42
192 High St	0.72mi	4/2.0	1,854 (-8%)	16mo	$280,000	$151	41
61 Wilmot St	0.73mi	4/2.0	1,764 (-12%)	9mo	$380,000	$215	38

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: 9.4%
• Equity multiple: 1.38×
• Total profit: $26,506
• Equity at exit: $36,963

10-year hold

• IRR: 20.9%
• Equity multiple: 3.02×
• Total profit: $140,169
• Equity at exit: $21,434

Cash invested: $69,412 (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: 12.2×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$1,300
• Tax from tax record: −$321 /mo · $3,856/yr
• Insurance: −$103
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $887

Break-even live

Break-even rent $2,253

Max offer price $247,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,027	-5% $957	+0% $887	+5% $817	+10% $747
Rent	-10% $620	-5% $754	+0% $887	+5% $1,020	+10% $1,154
Rate	-1.0pp $1,012	-0.5pp $950	base $887	+0.5pp $823	+1.0pp $757

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,376
Total (2 units)			$3,376

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 E Pearl St Torrington, CT	4.0	2.0	2588	$2,300	$0.89	44d	1	0.08mi
42 Pulver St Torrington, CT	3.0	1.0	1443	$1,800	$1.25	44d	1	0.51mi
199 Migeon Ave Unit 2 Torrington, CT	3.0	1.0	1500	$2,350	$1.57	44d	1	0.60mi
20 Taylor St Torrington, CT	3.0	1.0	2614	$1,700	$0.65	44d	1	0.67mi
18 Taylor St Torrington, CT	3.0	1.0	2614	$1,700	$0.65	44d	1	0.68mi
14 Culvert St Unit 2 Torrington, CT	4.0	1.0	1638	$1,695	$1.03	44d	1	0.70mi
17 Woodbine St Torrington, CT	3.0	1.5	1430	$2,200	$1.54	44d	1	0.81mi
163 Beechwood Ave Torrington, CT	4.0	2.0	1896	$2,800	$1.48	44d	1	0.84mi

Listing history 2 events

1. 2026-05-19
   status Under Contract 1015-char remark
2. 2026-05-13
   listed $247,900 Active 1015-char remark

ⓘ 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: $3,856 · $321/mo
• Projected year-2 tax: $4,581 · $382/mo
• Expected delta: +$725/yr (+$60/mo · 18.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 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: $40,512
• − Mortgage interest: −$13,886
• − Property taxes: −$3,856
• − Insurance: −$1,906
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − Depreciation: −$7,212
• Taxable income: $7,170
• Est. tax owed @ 24.0%: −$1,721
• After-tax cash flow: $8,921/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

2 events — show timeline

• 2026-05-19 Pending — Smart MLS
• 2026-05-13 Listed $247,900 Smart MLS

Property tax history

+1.6%/yr

Latest (2023): $3,856 · +1.7% YoY. Source: county tax records.