908 Main St · Torrington, CT 06790

$450,000

4 bd · 4.0 ba · 3,178 sqft · MultiFamily public records · 8 Days on market

Built 1930 8,276 sqft lot Est $413k · 9% over

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• ARV discount +3.5/15.0
• 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

Spacious and well-maintained 3-family property in the heart of Torrington. This oversized multi-family offers generously sized units with excellent living space throughout. Two of the three units are currently unoccupied, creating flexibility for a variety of living arrangements. Recent updates have been completed in the unoccupied units, featuring modern finishes and move-in-ready condition. Conveniently located near schools, shopping, restaurants, parks, public transportation, and major commuter routes. With large unit layouts, updated interiors, and a prime location, this property presents a unique opportunity in today's market.

Key facts

• 3-family property
• Recent updates
• Modern finishes

Tags

• 3-FAMILY PROPERTY
• OVERSIZED MULTI-FAMILY
• RECENT UPDATES
• MODERN FINISHES
• MOVE-IN-READY CONDITION
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Fuel tank located in basement
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Level lot; Wood siding

Interior

• Bedrooms: Six bedrooms
• Bathrooms: Three full bathrooms; Two half bathrooms
• Heating & cooling: Baseboard and steam heating; Heat fuel: electric and oil; 30-gallon electric hot water tank (in basement)
• Interior features: 15 total rooms; Full unfinished basement; Attic with hatch access; One fireplace

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $360/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Cap rate 9.2% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $5,122/mo this rent would consume 87% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $126k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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 $90k; list at $450k implies a 400% 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 $450,000

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 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: 1.14% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $413,140
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Evans St	0.64mi	5/3.0 (+1)	2,995 (-6%)	1mo	$290,000	$97	51
83 Pine St	0.60mi	4/2.0	2,870 (-10%)	0mo	$435,000	$152	48
375 N Elm St	0.67mi	5/3.0 (+1)	2,810 (-12%)	8mo	$320,000	$114	34
168 Brightwood Ave	0.69mi	4/2.0	2,912 (-8%)	23mo	$306,000	$105	26
605 Prospect St	0.64mi	5/2.0 (+1)	2,888 (-9%)	20mo	$375,000	$130	25
585 Prospect St	0.67mi	5/2.5 (+1)	2,823 (-11%)	19mo	$375,000	$133	23

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $11,181
• Equity at exit: $67,096

10-year hold

• IRR: 14.4%
• Equity multiple: 2.31×
• Total profit: $164,995
• Equity at exit: $38,908

Cash invested: $126,000 (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: 22.0×

Monthly cashflow live

• Estimated rent: $5,122 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$419 /mo · $5,028/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,076
• Net cashflow: $1,080

Break-even live

Break-even rent $3,755

Max offer price $450,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,335	-5% $1,207	+0% $1,080	+5% $953	+10% $825
Rent	-10% $675	-5% $878	+0% $1,080	+5% $1,282	+10% $1,485
Rate	-1.0pp $1,307	-0.5pp $1,194	base $1,080	+0.5pp $963	+1.0pp $845

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$5,121
Total (3 units)			$5,122

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.66mi
58 E Pearl St Torrington, CT	4.0	2.0	2588	$2,300	$0.89	44d	1	0.90mi
70 Woodbine St Unit 1 Torrington, CT	3.0	1.0	3120	$1,800	$0.58	44d	1	0.90mi
70 Woodbine St Unit 2 Torrington, CT	3.0	1.0	3120	$1,700	$0.54	44d	1	0.90mi

Listing history 8 events

1. 2026-06-19
   days on market $450,000 Active 8 DOM
2. 2026-06-18
   days on market $450,000 Active 7 DOM
3. 2026-06-17
   days on market $450,000 Active 6 DOM
4. 2026-06-16
   days on market $450,000 Active 5 DOM
5. 2026-06-15
   days on market $450,000 Active 4 DOM
6. 2026-06-14
   days on market $450,000 Active 2 DOM
7. 2026-06-13
   remarks 639-char remark
8. 2026-06-13
   listed $450,000 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: $5,028 · $419/mo
• Projected year-2 tax: $7,329 · $611/mo
• Expected delta: +$2,301/yr (+$192/mo · 45.8%)

ⓘ 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 7 d/yr ≥93°F today · 17 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: $61,464
• − Mortgage interest: −$25,207
• − Property taxes: −$5,028
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,917
• − Management: −$4,917
• − Depreciation: −$13,091
• Taxable income: $6,054
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $11,507/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

+158.6% since first listed

20 events — show timeline

• 2026-06-12 Listed $450,000 Smart MLS
• 2026-06-10 Coming Soon $450,000 Smart MLS
• 2025-12-09 Listing Removed — Smart MLS
• 2025-11-14 Listed $399,900 Smart MLS
• 2025-07-22 Listing Removed — Smart MLS
• 2025-06-23 Listed $449,900 Smart MLS
• 2023-07-20 Rental Removed — APPFOLIO
• 2019-07-30 Listing Removed — Smart MLS
• 2019-05-30 Contingent — Smart MLS
• 2019-05-02 Listed $159,900 Smart MLS
• 2015-09-02 Sold (Public Records) $90,000 Public Records
• 2015-08-31 Sold (MLS) $90,000 Smart MLS
• 2015-06-24 Listing Removed — Smart MLS
• 2015-04-01 Listed $99,000 Smart MLS
• 2012-10-10 Sold (Public Records) $135,500 Public Records
• 2012-10-09 Sold (MLS) $135,000 Smart MLS
• 2010-09-20 Listed $139,900 Smart MLS
• 2003-11-20 Sold (Public Records) $155,000 Public Records
• 1991-06-06 Sold (Public Records) $174,000 Public Records
• 1991-06-06 Sold (Public Records) $174,000 Public Records

Property tax history

+0.9%/yr

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