32 Evans St · Torrington, CT 06790

$329,900

5 bd · 3.0 ba · 2,995 sqft · MultiFamily public records · 6 Days on market

Built 1930 6,098 sqft lot Est $374k · 12% 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 +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great income producing 3 family home,central location-3 furnaces, separate elec/gas,wood floors-large kitchen plus pantry. Fully rented. Level back yard,full walkout basement.Detached two car garage.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Financial info: Property type: Multi-family for sale (3 family)

Exterior

• Parking: Detached garage (2-car); Paved surfaces; Off-street parking with a total of 6 parking spaces
• Utilities: Public water connected; Public sewer connected; Hot water: natural gas and electric; Heat fuel: natural gas and oil; Fuel tank located in basement
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Concrete and stone foundation; Asphalt shingle roof; Aluminum siding
• Exterior features: Porch; Gutters; Level lot

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Radiator heating; Hot water from natural gas and electric
• Interior features: 13 total rooms; Full basement with walk-out
• Laundry & utility: Laundry on 1st and 2nd floors and in basement; Basement laundry hook-ups

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $330k).
• Cap rate 17.5% 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: 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.
• Zoned schools: Torrington High School (math 22% / reading 47%, grade F, #121 of 194 statewide, top 64%, 1,010 students, 57% FRL) — zoned schools average 57% FRL vs 40% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 188 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).
• At $6,792/mo this rent would consume 115% 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $92k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $126k; list at $330k implies a 163% 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 $329,900

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 1930 — 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: 2.06% ✓
• Cap rate: 17.49%
• Cash-on-cash: 40.00%
• DSCR: 2.78
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $374,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Evans St	0.00mi	5/3.0	2,995 (0%)	1mo	$290,000	$97	100
375 N Elm St	0.13mi	5/3.0	2,810 (-6%)	8mo	$320,000	$114	77
83 Pine St	0.23mi	4/2.0 (-1)	2,870 (-4%)	0mo	$435,000	$152	73
11 Elmwood Ter	0.22mi	6/2.0 (+1)	2,971 (-1%)	15mo	$275,000	$93	67
64 Pine St	0.20mi	6/2.5 (+1)	2,621 (-12%)	10mo	$359,500	$137	55
25 Margerie St	0.53mi	6/5.0 (+1)	2,917 (-3%)	6mo	$460,000	$158	54
22 Beechwood Ave	0.59mi	4/2.0 (-1)	2,851 (-5%)	5mo	$350,000	$123	51
16 Apple St	0.67mi	5/3.0	2,810 (-6%)	9mo	$352,000	$125	51
164 Pythian Ave	0.66mi	6/3.0 (+1)	3,067 (+2%)	13mo	$385,000	$126	49
39 Munson Ave	0.42mi	6/3.0 (+1)	2,700 (-10%)	15mo	$315,000	$117	47
110 E Elm St	0.54mi	5/2.0	2,678 (-11%)	9mo	$350,000	$131	46
409 Brightwood Ave	0.72mi	4/2.0 (-1)	2,621 (-12%)	2mo	$260,000	$99	35

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: 39.6%
• Equity multiple: 2.77×
• Total profit: $163,084
• Equity at exit: $49,189

10-year hold

• IRR: 47.4%
• Equity multiple: 6.23×
• Total profit: $483,456
• Equity at exit: $28,524

Cash invested: $92,372 (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: 12.1×

Monthly cashflow live

• Estimated rent: $6,792 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$419 /mo · $5,028/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,426
• Net cashflow: $3,079

Break-even live

Break-even rent $2,894

Max offer price $329,900

Occupancy floor 50%

Sensitivity live

Price	-10% $3,266	-5% $3,173	+0% $3,079	+5% $2,986	+10% $2,892
Rent	-10% $2,543	-5% $2,811	+0% $3,079	+5% $3,347	+10% $3,616
Rate	-1.0pp $3,245	-0.5pp $3,163	base $3,079	+0.5pp $2,994	+1.0pp $2,907

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$6,792
Total (3 units)			$6,792

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Forest Ct Torrington, CT	4.0	1.5	3328	$2,500	$0.75	44d	1	0.16mi
58 E Pearl St Torrington, CT	4.0	2.0	2588	$2,300	$0.89	44d	1	0.67mi

Listing history 5 events

1. 2026-04-30
   status Under Contract
2. 2026-04-25
   listed $329,900 Active
3. 2026-04-23
   historical $329,900
4. 2001-05-15
   soldstatus $125,500 199-char remark

   Show marketing remark (199 chars)

   Great income producing 3 family home,central location-3 furnaces, separate elec/gas,wood floors-large kitchen plus pantry. Fully rented. Level back yard,full walkout basement.Detached two car garage.

5. 2001-02-28
   listed $129,900 199-char remark

   Show marketing remark (199 chars)

   Great income producing 3 family home,central location-3 furnaces, separate elec/gas,wood floors-large kitchen plus pantry. Fully rented. Level back yard,full walkout basement.Detached two car garage.

ⓘ 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: $5,028 · $419/mo
• Projected year-2 tax: $6,044 · $504/mo
• Expected delta: +$1,016/yr (+$85/mo · 20.2%)

ⓘ 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: $81,504
• − Mortgage interest: −$18,480
• − Property taxes: −$5,028
• − Insurance: −$1,650
• − Repairs & maintenance: −$6,520
• − Management: −$6,520
• − Depreciation: −$9,597
• Taxable income: $33,709
• Est. tax owed @ 24.0%: −$8,090
• After-tax cash flow: $28,860/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

+154.0% since first listed

5 events — show timeline

• 2026-04-30 Pending — Smart MLS
• 2026-04-25 Listed $329,900 Smart MLS
• 2026-04-23 Coming Soon $329,900 Smart MLS
• 2001-05-15 Sold (MLS) $125,500 Smart MLS
• 2001-02-28 Listed $129,900 Smart MLS

Property tax history

+2.2%/yr

Latest (2023): $5,028 · +1.7% YoY. Source: county tax records.