28 Maple St · Torrington, CT 06790

$315,000

3 bd · 2.0 ba · 1,701 sqft · MultiFamily public records · 5 Days on market

Built 1900 7,840 sqft lot $185/sqft · at area comps Est $315k · 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

OFFERS DUE BY MONDAY 12PM. A Versatile two-family property offering owner-occupant flexibility, income potential, and an unbeatable location close to everyday conveniences. Situated just minutes from local schools, Charlotte Hungerford Hospital, and a neighborhood park at the end of the road, this property combines convenience with lifestyle. This well-maintained multi-family features two separate entrances, making each unit feel private and functional. Inside, you'll find a blend of tile and hardwood flooring, two separate washer and dryer hookups (one for each floor), and a new stove in the second-floor unit. Recent improvements and highlights include upgraded separate electrical, a new o

Key facts

• Income potential
• Two family property
• Separate entrances

Tags

• TWO FAMILY PROPERTY
• OWNER OCCUPANT FLEXIBILITY
• INCOME POTENTIAL
• UNBEATABLE LOCATION
• SEPARATE ENTRANCES
• TILE AND HARDWOOD FLOORING

Property features AI

Finance

• Other: Located in Litchfield County, Connecticut; Nearby amenities include library, medical facilities, park, private schools, public pool, and public transportation

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Multi-family (2-family) property
• Construction: Frame construction; Asphalt shingle roof; Concrete foundation
• Exterior features: Lightly wooded lot; Above-ground swimming pool

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Oil-fired heat; Oil tank located in basement
• Interior features: Ceiling fans; Wall unit cooling; Full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive. Per door: $289/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Cap rate 8.5% vs local median 4.0% 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: Southwest School (math 21% / reading 45%, grade F, #354 of 553 statewide, top 64%, 292 students, 69% FRL); Torrington Middle School (math 18% / reading 39%, grade F, #146 of 175 statewide, top 84%, 975 students, 61% FRL); Torrington High School (math 22% / reading 47%, grade F, #121 of 194 statewide, top 64%, 1,010 students, 57% FRL) — zoned schools average 62% FRL vs 40% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 189 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $3,399/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 $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

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

Risks & watch-outs

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

Recommended offer $315,000

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. 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: 1.08% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (median comp): $315,189
• List price: $315,000
• Delta: -0.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 New Litchfield St	0.29mi	3/2.0	1,610 (-5%)	9mo	$275,000	$171	70
18 Iowa St	0.26mi	4/2.0 (+1)	1,709 (+0%)	16mo	$260,000	$152	69
121 Culvert St	0.35mi	4/3.0 (+1)	1,733 (+2%)	4mo	$260,000	$150	68
86 Belleview Ave	0.51mi	4/2.0 (+1)	1,634 (-4%)	3mo	$355,000	$217	62
27 Washington Ave	0.59mi	4/2.0 (+1)	1,745 (+3%)	4mo	$225,000	$129	59
59 Lincoln Ave	0.68mi	4/2.0 (+1)	1,674 (-2%)	7mo	$255,000	$152	55
54 Iowa St	0.22mi	4/2.0 (+1)	1,838 (+8%)	20mo	$250,000	$136	55
192 High St	0.35mi	4/2.0 (+1)	1,854 (+9%)	16mo	$280,000	$151	50
80 Washington Ave	0.52mi	4/2.0 (+1)	1,918 (+13%)	2mo	$335,000	$175	48
40 Maplewood Ave	0.61mi	4/2.0 (+1)	1,944 (+14%)	19mo	$260,000	$134	27

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-4,107
• Equity at exit: $46,968

10-year hold

• IRR: 11.3%
• Equity multiple: 2.00×
• Total profit: $88,074
• 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: 189
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $3,399 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$325 /mo · $3,899/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $577

Break-even live

Break-even rent $2,668

Max offer price $315,000

Occupancy floor 78%

Sensitivity live

Price	-10% $755	-5% $666	+0% $577	+5% $488	+10% $399
Rent	-10% $309	-5% $443	+0% $577	+5% $711	+10% $846
Rate	-1.0pp $736	-0.5pp $657	base $577	+0.5pp $496	+1.0pp $412

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,398
Total (2 units)			$3,399

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: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Turner Ave #2 Torrington, CT	2.0	1.0	1200	$1,550	$1.29	45d	1	0.15mi
53 Prospect St Unit 2 Torrington, CT	3.0	1.5	1100	$2,100	$1.91	45d	1	0.37mi
101 Culvert St Unit 101 Torrington, CT	3.0	1.0	1200	$1,600	$1.33	45d	1	0.38mi
14 Culvert St Unit 2 Torrington, CT	4.0	1.0	1638	$1,695	$1.03	45d	1	0.43mi
163 Beechwood Ave Torrington, CT	4.0	2.0	1896	$2,800	$1.48	45d	1	0.45mi
71 Arthur St #1 Torrington, CT	2.0	1.5	1326	$1,800	$1.36	25d	1	0.71mi
42 Pulver St Torrington, CT	3.0	1.0	1443	$1,800	$1.25	45d	1	0.76mi
63 Smith St Torrington, CT	3.0	1.5	1392	$2,200	$1.58	45d	1	0.80mi
199 Migeon Ave Unit 2 Torrington, CT	3.0	1.0	1500	$2,350	$1.57	45d	1	0.82mi
17 Woodbine St Torrington, CT	3.0	1.5	1430	$2,200	$1.54	45d	1	0.91mi
21 Woodbine St Torrington, CT	2.0	1.0	1516	$1,850	$1.22	45d	1	0.92mi
261 Hillside Ave Unit 2 Torrington, CT	2.0	1.0	1344	$1,300	$0.97	25d	1	1.15mi
93 E Elm St Unit U2 Torrington, CT	3.0	1.0	1100	$1,550	$1.41	45d	1	1.23mi
375 N Elm St Unit 2 Torrington, CT	2.0	1.0	1100	$1,700	$1.55	45d	1	1.24mi
5 Winthrop St Torrington, CT	3.0	1.5	1072	$2,350	$2.19	45d	1	1.25mi
84 Wilmot St Torrington, CT	2.0	1.5	1768	$1,850	$1.05	25d	1	1.27mi
696 Main St Unit 2 Torrington, CT	2.0	1.0	1117	$1,350	$1.21	45d	1	1.43mi
340 Brightwood Ave Unit 2 Torrington, CT	3.0	1.0	1080	$1,900	$1.76	45d	1	1.46mi

Listing history 4 events

1. 2026-05-05
   status Under Contract 1267-char remark
2. 2026-04-29
   status Active 1267-char remark
3. 2026-04-29
   historical 1267-char remark
4. 2026-04-28
   listed $315,000 Active 1267-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: $3,899 · $325/mo
• Projected year-2 tax: $5,320 · $443/mo
• Expected delta: +$1,421/yr (+$118/mo · 36.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 18 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: $40,788
• − Mortgage interest: −$17,645
• − Property taxes: −$3,899
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − Depreciation: −$9,164
• Taxable income: $1,979
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $6,451/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

4 events — show timeline

• 2026-05-05 Pending — Smart MLS
• 2026-04-29 Relisted — Smart MLS
• 2026-04-29 Listing Removed — Smart MLS
• 2026-04-28 Listed $315,000 Smart MLS

Property tax history

+0.5%/yr

Latest (2023): $3,899 · +1.7% YoY. Source: county tax records.