53 Harwinton Ave #3 · Torrington, CT 06790

$149,000

2 bd · 2.0 ba · 1,320 sqft · Condo public records · 11 Days on market

Built 1987 $250/mo HOA · 15% of rent

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Why this score? — see what drove the D+ 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 +17.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.4/10.0
• 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

Listing remarks MLS

The most square footage for the money in this price range. A unique open layout that must be seen. Total of 8 units are in the complex. Hoa fees of $295. Cool loft style duplex. Just needs a few cosmetics and this condo is good to go!

Key facts

• Built 1987
• Listed 10 days

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA fee $250 per month; Association covers grounds maintenance, trash pickup, and snow removal

Exterior

• Utilities: Public water (in street); Public sewer (in street); Electric service for heat and hot water
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Built as single family
• Exterior features: Lightly wooded lot; Vinyl siding

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heat; Electric hot water
• Interior features: Central air conditioning; No basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 7.2% 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; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 22y 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 $25k; list at $149k implies a 496% gain — meaningful room to come down on a strong offer.

Recommended offer $149,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.15% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.89% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-11,765
• Equity at exit: $22,216

10-year hold

• IRR: 6.1%
• Equity multiple: 1.52×
• Total profit: $21,891
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$781
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$62
• HOA: −$250
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $111

Break-even live

Break-even rent $1,577

Max offer price $149,000

Occupancy floor 89%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Hillside Ave Unit 2 Torrington, CT	2.0	1.0	1344	$1,300	$0.97	24d	1	0.31mi
71 Arthur St #1 Torrington, CT	2.0	1.5	1326	$1,800	$1.36	24d	1	0.40mi
61 Clarence St Torrington, CT	2.0	1.0	924	$1,250	$1.35	3d	1	0.44mi
84 Wilmot St Torrington, CT	2.0	1.5	1768	$1,850	$1.05	24d	1	0.47mi
53 Prospect St Unit 2 Torrington, CT	3.0	1.5	1100	$2,100	$1.91	44d	1	0.52mi
243 E Elm St Unit 3 Torrington, CT	3.0	1.0	1000	$1,800	$1.80	44d	1	0.59mi
152 Turner Ave #2 Torrington, CT	2.0	1.0	1200	$1,550	$1.29	44d	1	0.75mi
42 Pulver St Torrington, CT	3.0	1.0	1443	$1,800	$1.25	44d	1	0.77mi
93 E Elm St Unit U2 Torrington, CT	3.0	1.0	1100	$1,550	$1.41	44d	1	0.79mi
54 Forest St Unit 2 Torrington, CT	3.0	1.0	1000	$1,800	$1.80	44d	1	0.79mi
5 Winthrop St Torrington, CT	3.0	1.5	1072	$2,350	$2.19	44d	1	0.83mi
101 Culvert St Unit 101 Torrington, CT	3.0	1.0	1200	$1,600	$1.33	44d	1	0.88mi
90 24 Bumper Rd Harwinton, CT	2.0	2.0	1020	$1,800	$1.76	44d	1	0.89mi
199 Migeon Ave Unit 2 Torrington, CT	3.0	1.0	1500	$2,350	$1.57	44d	1	0.89mi
86 Belleview Ave Torrington, CT	2.0	1.0	990	$1,950	$1.97	44d	1	0.89mi
119 Culvert St Unit 2nd Floor Torrington, CT	2.0	1.0	900	$1,050	$1.17	44d	1	0.91mi
340 Brightwood Ave Unit 2 Torrington, CT	3.0	1.0	1080	$1,900	$1.76	44d	1	0.92mi
58 Pulaski St Unit 3 Torrington, CT	3.0	1.0	980	$1,550	$1.58	44d	1	1.01mi
148 Edgewood Dr Torrington, CT	3.0	1.0	1000	$2,500	$2.50	24d	1	1.01mi
696 Main St Unit 2 Torrington, CT	2.0	1.0	1117	$1,350	$1.21	44d	1	1.07mi
21 Woodbine St Torrington, CT	2.0	1.0	1516	$1,850	$1.22	44d	1	1.10mi
17 Woodbine St Torrington, CT	3.0	1.5	1430	$2,200	$1.54	44d	1	1.10mi
63 Smith St Torrington, CT	3.0	1.5	1392	$2,200	$1.58	44d	1	1.18mi
785 Main St Torrington, CT	2.0	1.0	1000	$1,500	$1.50	44d	1	1.20mi
375 N Elm St Unit 2 Torrington, CT	2.0	1.0	1100	$1,700	$1.55	44d	1	1.24mi
19 Wadhams Ave Torrington, CT	2.0	1.5	1112	$1,895	$1.70	44d	1	1.36mi
158 Daley Dr Torrington, CT	2.0	1.5	1100	$1,650	$1.50	44d	1	1.38mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-19
   days on market $149,000 Active 11 DOM
2. 2026-06-18
   days on market $149,000 Active 10 DOM
3. 2026-06-17
   days on market $149,000 Active 9 DOM
4. 2026-06-16
   days on market $149,000 Active 8 DOM
5. 2026-06-15
   days on market $149,000 Active 7 DOM
6. 2026-06-14
   days on market $149,000 Active 5 DOM
7. 2026-06-13
   days on market $149,000 Active 4 DOM
8. 2026-06-10
   days on market $149,000 Active 2 DOM
9. 2026-06-09
   remarks 601-char remark
10. 2026-06-09
    listed $149,000 Active 1 DOM

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $2,506 · $209/mo
• Expected delta: +$682/yr (+$57/mo · 37.4%)

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

Taxation est. · year 1

• Rental income: $20,607
• − Mortgage interest: −$8,346
• − Property taxes: −$1,824
• − Insurance: −$745
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − HOA: −$3,000
• − Depreciation: −$4,335
• Taxable loss: −$940
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $1,560/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

+49.0% since first listed

21 events — show timeline

• 2026-06-08 Listed $149,000 Smart MLS
• 2013-01-27 Listing Removed — Smart MLS
• 2012-10-29 Sold (MLS) $25,000 Smart MLS
• 2012-10-02 Listed $29,900 Smart MLS
• 2012-08-24 Listed $29,900 Smart MLS
• 2012-08-17 Sold (MLS) $4,750 Smart MLS
• 2012-07-13 Listed $29,000 Smart MLS
• 2012-07-06 Listing Removed — Smart MLS
• 2012-03-02 Listed $29,000 Smart MLS
• 2009-05-19 Listing Removed — Smart MLS
• 2008-08-19 Listed $105,500 Smart MLS
• 2008-03-12 Listing Removed — Smart MLS
• 2007-09-11 Listed $115,500 Smart MLS
• 2007-01-17 Listing Removed — Smart MLS
• 2006-07-26 Listed $118,900 Smart MLS
• 2004-05-21 Sold (Public Records) $88,400 Public Records
• 2004-05-21 Sold (MLS) $88,400 Smart MLS
• 2004-02-04 Listed $84,900 Smart MLS
• 1995-10-12 Sold (Public Records) $50,000 Public Records
• 1991-10-24 Sold (Public Records) $99,000 Public Records
• 1988-09-15 Sold (Public Records) $100,000 Public Records

Property tax history

-5.3%/yr

Latest (2023): $1,824 · +1.7% YoY. Source: county tax records.