682 Main St · Torrington, CT 06790

$275,000

5 bd · 2.0 ba · 1,570 sqft · MultiFamily public records · 54 Days on market

Built 1890 0.25 ac lot Est $264k · at est.

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.6/15.0
• 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

Location, Location - Prime Investment Opportunity! What a fabulous opportunity to own a spectacular 2 family style home in the heart of Torrington CT! 1st and 2nd floor is occupied by tenant's. The possibilities are endless! Large off street parking lot. Units are in good condition. Separate Utilities. Roof 8 years old. Great potential. Close to many amenities and easy access to major roads highway. Schedule your showing today!!

Key facts

• Centrally located
• 0.25 acre lot
• Built 1890

Tags

• CENTRALLY LOCATED
• IMPECCABLY MAINTAINED
• CHARMING MULTI FAMILY

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 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.
• Zoned schools: Torrington High School (math 22% / reading 47%, grade F, #121 of 194 statewide, top 64%, 1,010 students, 57% FRL) — zoned schools average 57% FRL vs 40% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 188 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).
• At $3,500/mo this rent would consume 59% 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 $77k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $263,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
682 Main St	0.00mi	6/2.0 (+1)	1,570 (0%)	1mo	$275,000	$175	94
60 Benham St	0.05mi	4/2.0 (-1)	1,632 (+4%)	1mo	$240,000	$147	85
182 N Elm St	0.29mi	4/2.0 (-1)	1,667 (+6%)	9mo	$240,000	$144	64
129 Calhoun St	0.18mi	4/2.0 (-1)	1,728 (+10%)	9mo	$291,000	$168	63
16 Donahue Pl	0.62mi	5/2.0	1,570 (0%)	14mo	$285,000	$182	59
24 Eagle St	0.38mi	4/2.0 (-1)	1,473 (-6%)	10mo	$240,000	$163	59
35 James St	0.37mi	5/2.0	1,776 (+13%)	4mo	$285,000	$160	57
102 Red Mountain Ave	0.29mi	4/2.0 (-1)	1,688 (+8%)	22mo	$279,900	$166	51
42 Pulver St	0.68mi	4/2.0 (-1)	1,443 (-8%)	2mo	$361,000	$250	48
8 Bancroft St	0.66mi	4/2.0 (-1)	1,430 (-9%)	5mo	$325,000	$227	45
35 Pine St	0.53mi	4/2.0 (-1)	1,408 (-10%)	12mo	$315,000	$224	43
17 Brookside Ave	0.72mi	4/2.0 (-1)	1,373 (-12%)	4mo	$157,500	$115	37

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: 7.8%
• Equity multiple: 1.32×
• Total profit: $24,300
• Equity at exit: $41,003

10-year hold

• IRR: 19.4%
• Equity multiple: 2.84×
• Total profit: $142,001
• Equity at exit: $23,777

Cash invested: $77,000 (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: 13.1×

Monthly cashflow live

• Estimated rent: $3,500 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$292 /mo · $3,502/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $916

Break-even live

Break-even rent $2,340

Max offer price $275,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,500
Total (2 units)			$3,500

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Culvert St Unit 2 Torrington, CT	4.0	1.0	1638	$1,695	$1.03	44d	1	1.00mi
163 Beechwood Ave Torrington, CT	4.0	2.0	1896	$2,800	$1.48	44d	1	1.08mi

Listing history 11 events

1. 2026-04-01
   status Under Contract
2. 2026-03-22
   status Active
3. 2026-02-10
   historical Under Contract - Continue to Show
4. 2026-02-06
   price $275,000
5. 2026-02-06
   listed $250,000 Active
6. 2023-09-06
   soldstatus $245,000 Closed 433-char remark

   Show marketing remark (433 chars)

   Location, Location - Prime Investment Opportunity! What a fabulous opportunity to own a spectacular 2 family style home in the heart of Torrington CT! 1st and 2nd floor is occupied by tenant's. The possibilities are endless! Large off street parking lot. Units are in good condition. Separate Utilities. Roof 8 years old. Great potential. Close to many amenities and easy access to major roads highway. Schedule your showing today!!

7. 2023-07-19
   status Under Contract 433-char remark

   Show marketing remark (433 chars)

   Location, Location - Prime Investment Opportunity! What a fabulous opportunity to own a spectacular 2 family style home in the heart of Torrington CT! 1st and 2nd floor is occupied by tenant's. The possibilities are endless! Large off street parking lot. Units are in good condition. Separate Utilities. Roof 8 years old. Great potential. Close to many amenities and easy access to major roads highway. Schedule your showing today!!

8. 2023-05-04
   listed $269,900 Active 433-char remark

   Show marketing remark (433 chars)

   Location, Location - Prime Investment Opportunity! What a fabulous opportunity to own a spectacular 2 family style home in the heart of Torrington CT! 1st and 2nd floor is occupied by tenant's. The possibilities are endless! Large off street parking lot. Units are in good condition. Separate Utilities. Roof 8 years old. Great potential. Close to many amenities and easy access to major roads highway. Schedule your showing today!!

9. 2003-08-07
   soldstatus $79,900
10. 2003-08-01
    soldstatus $79,900 221-char remark

    Show marketing remark (221 chars)

    Property being sold in "as is" condtion. Enclosed heated front porch. Wood floors in most rooms first floor. Large level lot with plenty of off street parking.Home could easily be made into a single family home.

11. 2003-01-23
    listed $79,900 221-char remark

    Show marketing remark (221 chars)

    Property being sold in "as is" condtion. Enclosed heated front porch. Wood floors in most rooms first floor. Large level lot with plenty of off street parking.Home could easily be made into a single family home.

ⓘ 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: $3,502 · $292/mo
• Projected year-2 tax: $4,694 · $391/mo
• Expected delta: +$1,192/yr (+$99/mo · 34.0%)

ⓘ 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: $42,000
• − Mortgage interest: −$15,404
• − Property taxes: −$3,502
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$8,000
• Taxable income: $6,999
• Est. tax owed @ 24.0%: −$1,680
• After-tax cash flow: $9,318/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

+244.2% since first listed

11 events — show timeline

• 2026-04-01 Pending — Smart MLS
• 2026-03-22 Relisted — Smart MLS
• 2026-02-10 Contingent — Smart MLS
• 2026-02-06 Price Changed $275,000 Smart MLS
• 2026-02-06 Listed $250,000 Smart MLS
• 2023-09-06 Sold (MLS) $245,000 Smart MLS
• 2023-07-19 Pending — Smart MLS
• 2023-05-04 Listed $269,900 Smart MLS
• 2003-08-07 Sold (Public Records) $79,900 Public Records
• 2003-08-01 Sold (MLS) $79,900 Smart MLS
• 2003-01-23 Listed $79,900 Smart MLS

Property tax history

+1.4%/yr

Latest (2023): $3,502 · +1.7% YoY. Source: county tax records.