62 Highland Ave · Torrington, CT 06790

$139,500

3 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 4 Days on market

Built 1900 9,147 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Listing remarks

Spacious 4-bedroom Colonial full of potential! This home features a large eat-in kitchen, formal dining room and large living room. Enjoy relaxing on the enclosed porch overlooking a level yard on a corner lot. With solid space, newer boiler, wood floors and classic charm, this property is ready for your renovation ideas and personal touch. Great opportunity to restore and customize to your style. Home is being sold "as is where is" Cash only or rehab loans best to qualify! FINAL AND BEST BY 4 SUNDAY MAY 31

Key facts

• Level yard
• Formal dining room
• Newer boiler

Tags

• EAT-IN KITCHEN
• FORMAL DINING ROOM
• ENCLOSED PORCH
• LEVEL YARD
• CORNER LOT
• NEWER BOILER

Property features AI

Exterior

• Parking: Attached garage; Driveway parking; Total of 4 parking spaces; 1 garage bay
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Single-family home; Frame construction; White exterior; Clapboard siding; Asphalt shingle roof
• Construction: Built with frame construction; Stone foundation
• Exterior features: Enclosed porch and open porch; Corner and level lot; Gravel driveway

Interior

• Kitchen: Refrigerator included
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard and hot water heating (natural gas); Ceiling fans for cooling
• Interior features: Ceiling fans; Full basement with walk-out; Has walk-up attic; Total of 8 rooms
• Laundry & utility: Laundry on main level; 40-gallon natural gas hot water tank

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.4% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 84% 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).
• This rent runs 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — 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 $139,500

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $292,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Hoffman St	0.38mi	3/2.5	1,728 (-1%)	1mo	$275,000	$159	74
116 Johnson St	0.25mi	3/2.0	1,698 (-2%)	8mo	$308,000	$181	74
36 Beechwood Ave	0.07mi	4/2.0 (+1)	1,620 (-7%)	10mo	$260,000	$160	67
279 Main St	0.62mi	3/1.0	1,697 (-2%)	5mo	$228,000	$134	63
130 Oakbrook Ln	0.51mi	2/2.0 (-1)	1,735 (-0%)	7mo	$399,900	$230	61
67 Birden St	0.29mi	4/2.0 (+1)	1,852 (+6%)	10mo	$370,000	$200	58
113 Pearl St	0.48mi	3/1.5	1,570 (-10%)	11mo	$240,000	$153	50
508 Highland Ave	0.63mi	3/1.5	1,600 (-8%)	11mo	$315,000	$197	46
24 Zappula Dr	0.70mi	3/1.5	1,876 (+8%)	10mo	$375,000	$200	44
17 Prospect Pl	0.71mi	2/2.0 (-1)	1,846 (+6%)	8mo	$205,000	$111	41
12 Oregon St	0.52mi	3/1.0	1,490 (-14%)	14mo	$243,750	$164	40
547 Riverside Ave	0.70mi	4/2.0 (+1)	1,610 (-8%)	9mo	$270,000	$168	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: 8.6%
• Equity multiple: 1.35×
• Total profit: $13,749
• Equity at exit: $20,800

10-year hold

• IRR: 20.4%
• Equity multiple: 2.99×
• Total profit: $77,780
• Equity at exit: $12,061

Cash invested: $39,060 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$732
• Tax from tax record: −$341 /mo · $4,089/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $473

Break-even live

Break-even rent $1,431

Max offer price $139,500

Occupancy floor 72%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.14mi
17 Woodbine St Torrington, CT	3.0	1.5	1430	$2,200	$1.54	44d	1	0.20mi
21 Woodbine St Torrington, CT	2.0	1.0	1516	$1,850	$1.22	44d	1	0.21mi
199 Migeon Ave Unit 2 Torrington, CT	3.0	1.0	1500	$2,350	$1.57	44d	1	0.27mi
163 Beechwood Ave Torrington, CT	4.0	2.0	1896	$2,800	$1.48	44d	1	0.27mi
42 Pulver St Torrington, CT	3.0	1.0	1443	$1,800	$1.25	44d	1	0.33mi
14 Culvert St Unit 2 Torrington, CT	4.0	1.0	1638	$1,695	$1.03	44d	1	0.33mi
101 Culvert St Unit 101 Torrington, CT	3.0	1.0	1200	$1,600	$1.33	44d	1	0.34mi
375 N Elm St Unit 2 Torrington, CT	2.0	1.0	1100	$1,700	$1.55	44d	1	0.56mi
152 Turner Ave #2 Torrington, CT	2.0	1.0	1200	$1,550	$1.29	44d	1	0.61mi
53 Prospect St Unit 2 Torrington, CT	3.0	1.5	1100	$2,100	$1.91	44d	1	0.64mi
5 Winthrop St Torrington, CT	3.0	1.5	1072	$2,350	$2.19	44d	1	0.85mi
93 E Elm St Unit U2 Torrington, CT	3.0	1.0	1100	$1,550	$1.41	44d	1	0.86mi
696 Main St Unit 2 Torrington, CT	2.0	1.0	1117	$1,350	$1.21	44d	1	0.94mi
340 Brightwood Ave Unit 2 Torrington, CT	3.0	1.0	1080	$1,900	$1.76	44d	1	1.10mi
19 Wadhams Ave Torrington, CT	2.0	1.5	1112	$1,895	$1.70	44d	1	1.16mi
71 Arthur St #1 Torrington, CT	2.0	1.5	1326	$1,800	$1.36	24d	1	1.18mi
261 Hillside Ave Unit 2 Torrington, CT	2.0	1.0	1344	$1,300	$0.97	24d	1	1.28mi
84 Wilmot St Torrington, CT	2.0	1.5	1768	$1,850	$1.05	24d	1	1.50mi

Listing history 6 events

1. 2026-06-02
   status $139,500 Under Contract 4 DOM
2. 2026-06-01
   days on market $139,500 Active 4 DOM
3. 2026-05-31
   remarks 513-char remark
4. 2026-05-31
   days on market $139,500 Active 3 DOM
5. 2026-05-30
   days on market $139,500 Active 2 DOM
6. 2026-05-28
   listed $139,500 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: $4,089 · $341/mo
• Projected year-2 tax: $4,089 · $341/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 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: $24,361
• − Mortgage interest: −$7,814
• − Property taxes: −$4,089
• − Insurance: −$698
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$4,058
• Taxable income: $3,805
• Est. tax owed @ 24.0%: −$913
• After-tax cash flow: $4,767/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

• 2026-05-28 Listed $139,500 Smart MLS

Property tax history

+1.2%/yr

Latest (2023): $4,089 · +1.7% YoY. Source: county tax records.