10 E Pearl St · Torrington, CT 06790

$329,000

5 bd · 3.0 ba · 2,431 sqft · MultiFamily public records · 9 Days on market

Built 1900 3,049 sqft lot Est $382k · 14% 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 +13.7/15.0
• 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 price for this 3 family building. Yes work is needed but look at the value here. Sold in "as is" condition. Pre-approval letter or proof of funds to be with offer.

Key facts

• 3,049 sq ft lot
• 3 parking spots
• Built 1900

Property features AI

Exterior

• Parking: Unpaved parking; 3 parking spaces
• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Stone foundation; Built as multi-family (living area recorded)
• Exterior features: Vinyl siding; Shingle roof

Interior

• Bedrooms: 8 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Natural gas heat
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $329k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $655/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $329k).
• Cap rate 13.5% 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $5,300/mo this rent would consume 90% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $40k; list at $329k implies a 722% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $329,000

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: 1.61% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.59%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $381,667
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 George St	0.05mi	6/3.0 (+1)	2,275 (-6%)	7mo	$318,325	$140	76
107 E Pearl St	0.14mi	6/2.0 (+1)	2,231 (-8%)	7mo	$365,000	$164	65
105 E Elm St	0.34mi	6/2.0 (+1)	2,322 (-4%)	8mo	$270,000	$116	61
277 Brightwood Ave	0.49mi	6/2.0 (+1)	2,331 (-4%)	1mo	$435,000	$187	60
25 Lorenzo St	0.57mi	5/2.0	2,496 (+3%)	8mo	$255,000	$102	59
52 Workman Ave	0.72mi	6/2.0 (+1)	2,399 (-1%)	0mo	$370,000	$154	55
30 Christine St	0.39mi	6/4.0 (+1)	2,251 (-7%)	7mo	$427,000	$190	55
647 E Main St	0.71mi	4/2.5 (-1)	2,354 (-3%)	6mo	$380,000	$161	49
409 Brightwood Ave	0.66mi	4/2.0 (-1)	2,621 (+8%)	2mo	$260,000	$99	46
35 School St	0.53mi	4/2.0 (-1)	2,132 (-12%)	4mo	$335,000	$157	43
64 Cooper St	0.74mi	4/2.0 (-1)	2,100 (-14%)	2mo	$365,000	$174	32
231 Beechwood Ave	0.74mi	6/2.5 (+1)	2,072 (-15%)	3mo	$233,000	$112	31

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: 22.4%
• Equity multiple: 1.95×
• Total profit: $87,693
• Equity at exit: $49,055

10-year hold

• IRR: 32.2%
• Equity multiple: 4.33×
• Total profit: $306,692
• Equity at exit: $28,446

Cash invested: $92,120 (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: 15.5×

Monthly cashflow live

• Estimated rent: $5,300 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$360 /mo · $4,325/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,113
• Net cashflow: $1,964

Break-even live

Break-even rent $2,814

Max offer price $329,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$5,298
Total (3 units)			$5,300

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 E Pearl St Torrington, CT	4.0	2.0	2588	$2,300	$0.89	44d	1	0.07mi
66 Forest Ct Torrington, CT	4.0	1.5	3328	$2,500	$0.75	44d	1	0.46mi
14 Culvert St Unit 2 Torrington, CT	4.0	1.0	1638	$1,695	$1.03	44d	1	0.57mi
163 Beechwood Ave Torrington, CT	4.0	2.0	1896	$2,800	$1.48	44d	1	0.70mi

Listing history 8 events

1. 2026-06-19
   days on market $329,000 Active 9 DOM
2. 2026-06-18
   days on market $329,000 Active 8 DOM
3. 2026-06-17
   days on market $329,000 Active 7 DOM
4. 2026-06-16
   days on market $329,000 Active 6 DOM
5. 2026-06-15
   days on market $329,000 Active 5 DOM
6. 2026-06-14
   days on market $329,000 Active 3 DOM
7. 2026-06-13
   remarks 288-char remark
8. 2026-06-13
   listed $329,000 Active 2 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: $4,325 · $360/mo
• Projected year-2 tax: $5,683 · $474/mo
• Expected delta: +$1,358/yr (+$113/mo · 31.4%)

ⓘ 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 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: $63,600
• − Mortgage interest: −$18,429
• − Property taxes: −$4,325
• − Insurance: −$1,645
• − Repairs & maintenance: −$5,088
• − Management: −$5,088
• − Depreciation: −$9,571
• Taxable income: $19,454
• Est. tax owed @ 24.0%: −$4,669
• After-tax cash flow: $18,901/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

+498.2% since first listed

11 events — show timeline

• 2026-06-09 Listed $329,000 Smart MLS
• 2014-10-31 Sold (MLS) $40,000 Smart MLS
• 2014-10-14 Listed $49,900 Smart MLS
• 2011-09-30 Listing Removed — Smart MLS
• 2011-04-21 Listed $139,900 Smart MLS
• 2006-01-04 Sold (Public Records) $157,500 Public Records
• 2006-01-04 Sold (Public Records) $157,500 Public Records
• 2005-10-25 Sold (MLS) $157,500 Smart MLS
• 2005-06-29 Listed $189,900 Smart MLS
• 2003-02-19 Sold (MLS) $57,000 Smart MLS
• 2002-10-31 Listed $55,000 Smart MLS

Property tax history

+3.1%/yr

Latest (2023): $4,325 · +1.7% YoY. Source: county tax records.