213 Funston Ave · Torrington, CT 06790

$315,000

6 bd · 2.0 ba · 1,709 sqft · MultiFamily public records · 16 Days on market

Built 1910 10,018 sqft lot Est $318k · at est.

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Why this score? — see what drove the C- 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 +20.8/30.0
• ARV discount +7.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• 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

2 family with plenty of off street parking, large back yard, vinyl sided, separate utilities, gas heat and thermal paned windows. 2 bedrooms on 1st floor and 4 bedrooms on 2nd-3rd floor.

Key facts

• Efficient gas heat
• Two family home
• Two floors

Tags

• TWO FAMILY HOME
• WASHER AND DRYER HOOKUPS
• EFFICIENT GAS HEAT
• AMPLE OFF-STREET PARKING
• TWO FLOORS

Property features AI

Exterior

• Parking: Space for 6 vehicles
• Utilities: Private well water; Public sewer connection; Electric hot water; Natural gas fuel
• Home design: Multi-family (2-family); Multi-Family For Sale
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Level lot with city views; Private paved driveway; Off-street paved parking

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Wall unit heat
• Interior features: 10 total rooms; Full basement with hatchway; Heated, finished, walk-up attic

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive. Per door: $217/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Recommended offer: $310k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 188 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).
• At $3,242/mo this rent would consume 55% 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 $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $88k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $195k; list at $315k implies a 62% 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 $310,275 (1.5% below list)

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. 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: 1.03% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $317,874
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Roosevelt Ave	0.10mi	5/2.0 (-1)	1,862 (+9%)	11mo	$280,000	$150	67
112 French St	0.26mi	5/2.0 (-1)	1,610 (-6%)	8mo	$380,000	$236	66
14 Washington Ave	0.45mi	6/2.0	1,674 (-2%)	19mo	$255,000	$152	59
29 Berry St	0.66mi	6/2.0	1,910 (+12%)	5mo	$355,000	$186	46

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-13,692
• Equity at exit: $46,968

10-year hold

• IRR: 8.7%
• Equity multiple: 1.75×
• Total profit: $65,970
• Equity at exit: $27,235

Cash invested: $88,200 (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: 16.2×

Monthly cashflow live

• Estimated rent: $3,242 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$344 /mo · $4,130/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $434

Break-even live

Break-even rent $2,693

Max offer price $315,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,242
Total (2 units)			$3,242

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-22
   status Under Contract
2. 2026-04-14
   status Active
3. 2026-04-11
   status Under Contract
4. 2026-04-02
   listed $315,000 Active
5. 2022-05-16
   soldstatus $195,000
6. 2022-04-20
   soldstatus $195,000 Closed 186-char remark

   Show marketing remark (186 chars)

   2 family with plenty of off street parking, large back yard, vinyl sided, separate utilities, gas heat and thermal paned windows. 2 bedrooms on 1st floor and 4 bedrooms on 2nd-3rd floor.

7. 2022-02-21
   historical Under Contract - Continue to Show 186-char remark

   Show marketing remark (186 chars)

   2 family with plenty of off street parking, large back yard, vinyl sided, separate utilities, gas heat and thermal paned windows. 2 bedrooms on 1st floor and 4 bedrooms on 2nd-3rd floor.

8. 2021-12-18
   status Active 186-char remark

   Show marketing remark (186 chars)

   2 family with plenty of off street parking, large back yard, vinyl sided, separate utilities, gas heat and thermal paned windows. 2 bedrooms on 1st floor and 4 bedrooms on 2nd-3rd floor.

9. 2021-12-10
   historical Under Contract - Continue to Show 186-char remark

   Show marketing remark (186 chars)

   2 family with plenty of off street parking, large back yard, vinyl sided, separate utilities, gas heat and thermal paned windows. 2 bedrooms on 1st floor and 4 bedrooms on 2nd-3rd floor.

10. 2021-11-08
    listed $194,000 Active 186-char remark

    Show marketing remark (186 chars)

    2 family with plenty of off street parking, large back yard, vinyl sided, separate utilities, gas heat and thermal paned windows. 2 bedrooms on 1st floor and 4 bedrooms on 2nd-3rd floor.

11. 2006-11-04
    historical
12. 2006-08-04
    listed $194,900
13. 2006-08-02
    historical
14. 2006-02-02
    listed $194,900
15. 2005-07-05
    soldstatus $140,150

ⓘ 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: $4,130 · $344/mo
• Projected year-2 tax: $5,436 · $453/mo
• Expected delta: +$1,306/yr (+$109/mo · 31.6%)

ⓘ 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 7 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: $38,904
• − Mortgage interest: −$17,645
• − Property taxes: −$4,130
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,112
• − Management: −$3,112
• − Depreciation: −$9,164
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $5,167/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

+124.8% since first listed

15 events — show timeline

• 2026-04-22 Pending — Smart MLS
• 2026-04-14 Relisted — Smart MLS
• 2026-04-11 Pending — Smart MLS
• 2026-04-02 Listed $315,000 Smart MLS
• 2022-05-16 Sold (Public Records) $195,000 Public Records
• 2022-04-20 Sold (MLS) $195,000 Smart MLS
• 2022-02-21 Contingent — Smart MLS
• 2021-12-18 Relisted — Smart MLS
• 2021-12-10 Contingent — Smart MLS
• 2021-11-08 Listed $194,000 Smart MLS
• 2006-11-04 Listing Removed — Smart MLS
• 2006-08-04 Listed $194,900 Smart MLS
• 2006-08-02 Listing Removed — Smart MLS
• 2006-02-02 Listed $194,900 Smart MLS
• 2005-07-05 Sold (Public Records) $140,150 Public Records

Property tax history

+0.6%/yr

Latest (2023): $4,130 · +1.7% YoY. Source: county tax records.