58 Doman Dr · Torrington, CT 06790

$252,900

2 bd · 1.0 ba · 1,100 sqft · MultiFamily public records · 41 Days on market

Built 1988 4,791 sqft lot $230/sqft · 6% below area Est $268k · 6% under

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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 +25.2/30.0
• ARV discount +10.1/15.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Seller offereng 5% owner financing - why rent when you can own this home. Neighborhood setting, completely fenced in yard!

Key facts

• Quartz countertops
• Brand new kitchen
• Fresh interior paint

Tags

• BRAND NEW KITCHEN
• WHITE WOOD SHAKER CABINETS
• QUARTZ COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• NEW STAINLESS STEEL DISHWASHER
• FRESH INTERIOR PAINT

Property features AI

Exterior

• Parking: Attached garage under the house (1-car)
• Utilities: Public water connected; Public sewer connected; Electric service
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Lightly wooded, sloping lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (electric); Thermopane windows (energy efficient)
• Interior features: Partial basement; Has attic with access via hatch; Total of 4 rooms
• Laundry & utility: Laundry in lower level/basement; 30-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $253k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $253k).
• Recommended offer: $245k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 $2,842/mo this rent would consume 48% 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $71k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $95k; list at $253k implies a 166% gain — meaningful room to come down on a strong offer.

Recommended offer $245,313 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (median comp): $268,492
• List price: $252,900
• Delta: -5.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $3,770
• Equity at exit: $37,708

10-year hold

• IRR: 13.6%
• Equity multiple: 2.23×
• Total profit: $86,980
• Equity at exit: $21,866

Cash invested: $70,812 (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: 14.8×

Monthly cashflow live

• Estimated rent: $2,842 medium
• Mortgage (P&I): −$1,326
• Tax from tax record: −$244 /mo · $2,933/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $569

Break-even live

Break-even rent $2,122

Max offer price $252,900

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,842
Total (2 units)			$2,842

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: $63,225
• Closing costs: $7,587
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Daley Dr Torrington, CT	2.0	1.5	1100	$1,650	$1.50	44d	1	0.17mi
19 Wadhams Ave Torrington, CT	2.0	1.5	1112	$1,895	$1.70	44d	1	0.68mi
340 Brightwood Ave Unit 2 Torrington, CT	3.0	1.0	1080	$1,900	$1.76	44d	1	0.70mi
785 Main St Torrington, CT	2.0	1.0	1000	$1,500	$1.50	44d	1	0.77mi
696 Main St Unit 2 Torrington, CT	2.0	1.0	1117	$1,350	$1.21	44d	1	0.81mi
5 Winthrop St Torrington, CT	3.0	1.5	1072	$2,350	$2.19	44d	1	0.92mi
93 E Elm St Unit U2 Torrington, CT	3.0	1.0	1100	$1,550	$1.41	44d	1	0.93mi
243 E Elm St Unit 3 Torrington, CT	3.0	1.0	1000	$1,800	$1.80	44d	1	1.01mi
54 Forest St Unit 2 Torrington, CT	3.0	1.0	1000	$1,800	$1.80	44d	1	1.18mi
125 Wall St Unit 2 Torrington, CT	2.0	1.0	800	$1,650	$2.06	44d	1	1.24mi
58 Pulaski St Unit 3 Torrington, CT	3.0	1.0	980	$1,550	$1.58	44d	1	1.25mi
375 N Elm St Unit 2 Torrington, CT	2.0	1.0	1100	$1,700	$1.55	44d	1	1.33mi
261 Hillside Ave Unit 2 Torrington, CT	2.0	1.0	1344	$1,300	$0.97	23d	1	1.40mi
148 Edgewood Dr Torrington, CT	3.0	1.0	1000	$2,500	$2.50	23d	1	1.44mi
42 Pulver St Torrington, CT	3.0	1.0	1443	$1,800	$1.25	44d	1	1.48mi
199 Migeon Ave Unit 2 Torrington, CT	3.0	1.0	1500	$2,350	$1.57	44d	1	1.48mi

Listing history 26 events

1. 2026-06-19
   days on market $252,900 Active 41 DOM
2. 2026-06-18
   days on market $252,900 Active 40 DOM
3. 2026-06-17
   days on market $252,900 Active 39 DOM
4. 2026-06-16
   days on market $252,900 Active 38 DOM
5. 2026-06-15
   days on market $252,900 Active 37 DOM
6. 2026-06-14
   days on market $252,900 Active 35 DOM
7. 2026-06-13
   days on market $252,900 Active 34 DOM
8. 2026-06-10
   days on market $252,900 Active 32 DOM
9. 2026-06-09
   days on market $252,900 Active 31 DOM
10. 2026-06-08
    days on market $252,900 Active 30 DOM
11. 2026-06-07
    days on market $252,900 Active 29 DOM
12. 2026-06-05
    days on market $252,900 Active 26 DOM
13. 2026-06-03
    days on market $252,900 Active 25 DOM
14. 2026-06-02
    days on market $252,900 Active 24 DOM
15. 2026-06-01
    days on market $252,900 Active 23 DOM
16. 2026-05-31
    days on market $252,900 Active 22 DOM
17. 2026-05-30
    days on market $252,900 Active 21 DOM
18. 2026-05-09
    listed $252,900 Active 1407-char remark
19. 2026-01-31
    historical
20. 2025-10-13
    price $229,900
21. 2025-09-09
    price $239,900
22. 2025-07-30
    listed $249,900 Active
23. 2007-07-02
    soldstatus $95,000

    Show marketing remark (122 chars)

    Seller offereng 5% owner financing - why rent when you can own this home. Neighborhood setting, completely fenced in yard!

24. 2007-07-02
    soldstatus $95,000

    Show marketing remark (122 chars)

    Seller offereng 5% owner financing - why rent when you can own this home. Neighborhood setting, completely fenced in yard!

25. 2007-03-14
    listed $118,000

    Show marketing remark (122 chars)

    Seller offereng 5% owner financing - why rent when you can own this home. Neighborhood setting, completely fenced in yard!

26. 2006-02-15
    soldstatus $69,000

ⓘ 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: $2,933 · $244/mo
• Projected year-2 tax: $4,173 · $348/mo
• Expected delta: +$1,240/yr (+$103/mo · 42.3%)

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

Taxation est. · year 1

• Rental income: $34,104
• − Mortgage interest: −$14,166
• − Property taxes: −$2,933
• − Insurance: −$1,264
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − Depreciation: −$7,357
• Taxable income: $2,926
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $6,127/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

+266.5% since first listed

9 events — show timeline

• 2026-05-09 Listed $252,900 Smart MLS
• 2026-01-31 Listing Removed — Smart MLS
• 2025-10-13 Price Changed $229,900 Smart MLS
• 2025-09-09 Price Changed $239,900 Smart MLS
• 2025-07-30 Listed $249,900 Smart MLS
• 2007-07-02 Sold (Public Records) $95,000 Public Records
• 2007-07-02 Sold (MLS) $95,000 Smart MLS
• 2007-03-14 Listed $118,000 Smart MLS
• 2006-02-15 Sold (Public Records) $69,000 Public Records

Property tax history

+1.0%/yr

Latest (2023): $2,933 · +1.7% YoY. Source: county tax records.