43 Evans St · Torrington, CT 06790

$379,000

8 bd · 2.0 ba · 2,995 sqft · MultiFamily public records · 33 Days on market

Built 1900 4,791 sqft lot $127/sqft · 11% above area Est $342k · 11% 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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• ARV discount +2.6/15.0
• 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 MLS

Great investment or owner-occupant opportunity in Torrington! This well-maintained two-family property at 43 Evans Street offers spacious units with functional layouts, providing flexibility for rental income or multi-generational living. Each unit features generous living areas, ample natural light, and comfortable-sized bedrooms. Separate utilities add convenience and ease for both owner and tenants. The property also includes off-street parking and a manageable yard. Conveniently located near shopping, dining, schools, and major routes. Don't miss your chance to own this versatile income-producing property!

Key facts

• Ample natural light
• Two-family property
• Functional layouts

Tags

• TWO-FAMILY PROPERTY
• SPACIOUS UNITS
• FUNCTIONAL LAYOUTS
• GENEROUS LIVING AREAS
• AMPLE NATURAL LIGHT
• COMFORTABLE-SIZED BEDROOMS

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $379k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive. Per door: $321/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $379k).
• Recommended offer: $368k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).
• At $4,019/mo this rent would consume 68% 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 $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $106k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.

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 $367,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (median comp): $341,766
• List price: $379,000
• Delta: 10.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Riverside Ave	0.39mi	7/3.0 (-1)	2,936 (-2%)	5mo	$370,000	$126	65
85 McGuinness St	0.22mi	7/3.0 (-1)	2,843 (-5%)	12mo	$360,000	$127	63
76 Woodbine St	0.24mi	9/3.0 (+1)	3,120 (+4%)	22mo	$355,000	$114	54
70 Woodbine St	0.24mi	9/3.0 (+1)	3,120 (+4%)	22mo	$380,000	$122	54
510 Prospect St	0.46mi	8/2.0	2,741 (-8%)	14mo	$370,000	$135	53
116 High St	0.65mi	7/5.0 (-1)	2,892 (-3%)	3mo	$390,000	$135	44

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-8,436
• Equity at exit: $56,510

10-year hold

• IRR: 10.5%
• Equity multiple: 1.92×
• Total profit: $97,767
• Equity at exit: $32,769

Cash invested: $106,120 (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: 15.7×

Monthly cashflow live

• Estimated rent: $4,019 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$387 /mo · $4,640/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $643

Break-even live

Break-even rent $3,205

Max offer price $379,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$4,018
Total (2 units)			$4,019

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Under Contract 617-char remark

   Show marketing remark (617 chars)

   Great investment or owner-occupant opportunity in Torrington! This well-maintained two-family property at 43 Evans Street offers spacious units with functional layouts, providing flexibility for rental income or multi-generational living. Each unit features generous living areas, ample natural light, and comfortable-sized bedrooms. Separate utilities add convenience and ease for both owner and tenants. The property also includes off-street parking and a manageable yard. Conveniently located near shopping, dining, schools, and major routes. Don't miss your chance to own this versatile income-producing property!

2. 2026-04-01
   listed $379,000 Active 617-char remark

   Show marketing remark (617 chars)

   Great investment or owner-occupant opportunity in Torrington! This well-maintained two-family property at 43 Evans Street offers spacious units with functional layouts, providing flexibility for rental income or multi-generational living. Each unit features generous living areas, ample natural light, and comfortable-sized bedrooms. Separate utilities add convenience and ease for both owner and tenants. The property also includes off-street parking and a manageable yard. Conveniently located near shopping, dining, schools, and major routes. Don't miss your chance to own this versatile income-producing property!

ⓘ 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: $4,640 · $387/mo
• Projected year-2 tax: $6,375 · $531/mo
• Expected delta: +$1,735/yr (+$145/mo · 37.4%)

ⓘ 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: $48,228
• − Mortgage interest: −$21,230
• − Property taxes: −$4,640
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,858
• − Management: −$3,858
• − Depreciation: −$11,025
• Taxable income: $1,721
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $7,302/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

2 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-04-01 Listed $379,000 Smart MLS

Property tax history

+1.5%/yr

Latest (2023): $4,640 · +1.8% YoY. Source: county tax records.