44 Bird St · Torrington, CT 06790

$380,000

4 bd · 2.0 ba · 2,884 sqft · MultiFamily public records · 30 Days on market

Built 1930 0.34 ac lot Est $378k · at est.

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Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +7.2/15.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Great opportunity to invest or live on one floor and rent out the other!!-Bright and spacious apartments with character--Plenty of storage space--Each unit has laundry hook-ups, hardwood floors--Great location!!-- Plenty of off street parking---Convenient location to shops and Rt 8.

Key facts

• Brand new roof
• Newly paved driveway
• Updated vinyl floor

Tags

• BRAND NEW ROOF
• NEWLY PAVED DRIVEWAY
• UPDATED VINYL FLOOR
• PERFECTLY KEPT WOODEN FLOOR
• BIG DECKS

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Parking: Detached garage; Driveway parking; 6 total parking spaces; 2-car garage (detached)
• Utilities: Public water connected; Public sewer connected
• Home design: 2-family multi-family property
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete foundation
• Exterior features: Level lot; Paved driveway

Interior

• Bedrooms: 4 bedrooms (multi-family total)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating with radiators; Window air conditioning units; Gas available in street for heating; 30‑gallon hot water tank
• Interior features: 12 total rooms; Full basement; Walk-up attic

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive. Per door: $59/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (8.0% below list).
• Recommended offer: $350k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% 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: Torringford School (math 32% / reading 32%, grade F, #361 of 553 statewide, top 68%, 612 students, 62% FRL); Torrington Middle School (math 18% / reading 39%, grade F, #146 of 175 statewide, top 84%, 975 students, 61% FRL); Torrington High School (math 22% / reading 47%, grade F, #121 of 194 statewide, top 64%, 1,010 students, 57% FRL) — zoned schools average 60% FRL vs 40% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.9%/yr); 189 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $3,496/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $29k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $380k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,600 (8.0% below list)

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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $377,804
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Brightwood Ave	0.30mi	4/2.0	2,912 (+1%)	23mo	$306,000	$105	65
409 Brightwood Ave	0.53mi	4/2.0	2,621 (-9%)	2mo	$260,000	$99	58
110 E Elm St	0.47mi	5/2.0 (+1)	2,678 (-7%)	9mo	$350,000	$131	54
605 Prospect St	0.64mi	5/2.0 (+1)	2,888 (+0%)	20mo	$375,000	$130	48
89 Hillside Ave	0.24mi	5/3.0 (+1)	3,293 (+14%)	14mo	$465,000	$141	44
585 Prospect St	0.63mi	5/2.5 (+1)	2,823 (-2%)	19mo	$375,000	$133	44
138 Harwinton Ave	0.73mi	4/2.0	2,549 (-12%)	10mo	$350,000	$137	38
25 Lorenzo St	0.61mi	5/2.0 (+1)	2,496 (-14%)	8mo	$255,000	$102	38

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: -10.9%
• Equity multiple: 0.59×
• Total profit: $-43,493
• Equity at exit: $56,659

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $17,663
• Equity at exit: $32,855

Cash invested: $106,400 (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: 189
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $3,496 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$436 /mo · $5,238/yr
• Insurance: −$158
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $119

Break-even live

Break-even rent $3,346

Max offer price $380,000

Occupancy floor 92%

Sensitivity live

Price	-10% $334	-5% $226	+0% $119	+5% $11	+10% $-96
Rent	-10% $-157	-5% $-19	+0% $119	+5% $257	+10% $395
Rate	-1.0pp $310	-0.5pp $215	base $119	+0.5pp $20	+1.0pp $-80

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,496
Total (2 units)			$3,496

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	45d	1	0.49mi
66 Forest Ct Torrington, CT	4.0	1.5	3328	$2,500	$0.75	45d	1	0.87mi
20 Taylor St Torrington, CT	3.0	1.0	2614	$1,700	$0.65	45d	1	1.01mi
18 Taylor St Torrington, CT	3.0	1.0	2614	$1,700	$0.65	45d	1	1.01mi
70 Woodbine St Unit 2 Torrington, CT	3.0	1.0	3120	$1,700	$0.54	45d	1	1.15mi
70 Woodbine St Unit 1 Torrington, CT	3.0	1.0	3120	$1,800	$0.58	45d	1	1.15mi

Listing history 22 events

1. 2026-06-18
   status $380,000 Under Contract 30 DOM
2. 2026-06-18
   days on market $380,000 Active 30 DOM
3. 2026-06-17
   days on market $380,000 Active 29 DOM
4. 2026-06-16
   days on market $380,000 Active 28 DOM
5. 2026-06-15
   days on market $380,000 Active 27 DOM
6. 2026-06-14
   days on market $380,000 Active 25 DOM
7. 2026-06-13
   days on market $380,000 Active 24 DOM
8. 2026-06-10
   days on market $380,000 Active 22 DOM
9. 2026-06-09
   pricedays on market $380,000 Active 21 DOM
10. 2026-06-08
    days on market $390,000 Active 20 DOM
11. 2026-06-07
    days on market $390,000 Active 19 DOM
12. 2026-06-05
    days on market $390,000 Active 16 DOM
13. 2026-06-03
    days on market $390,000 Active 15 DOM
14. 2026-06-02
    days on market $390,000 Active 14 DOM
15. 2026-06-01
    pricedays on market $390,000 Active 13 DOM
16. 2026-05-31
    days on market $399,000 Active 12 DOM
17. 2026-05-30
    days on market $399,000 Active 11 DOM
18. 2026-05-18
    listed $409,000 Active
19. 2020-10-26
    soldstatus $140,000 Closed 283-char remark

    Show marketing remark (283 chars)

    Great opportunity to invest or live on one floor and rent out the other!!-Bright and spacious apartments with character--Plenty of storage space--Each unit has laundry hook-ups, hardwood floors--Great location!!-- Plenty of off street parking---Convenient location to shops and Rt 8.

20. 2020-10-26
    soldstatus $140,000

    Show marketing remark (283 chars)

    Great opportunity to invest or live on one floor and rent out the other!!-Bright and spacious apartments with character--Plenty of storage space--Each unit has laundry hook-ups, hardwood floors--Great location!!-- Plenty of off street parking---Convenient location to shops and Rt 8.

21. 2020-09-18
    historical Under Contract - Continue to Show 283-char remark

    Show marketing remark (283 chars)

    Great opportunity to invest or live on one floor and rent out the other!!-Bright and spacious apartments with character--Plenty of storage space--Each unit has laundry hook-ups, hardwood floors--Great location!!-- Plenty of off street parking---Convenient location to shops and Rt 8.

22. 2020-09-16
    listed $139,900 Active 283-char remark

    Show marketing remark (283 chars)

    Great opportunity to invest or live on one floor and rent out the other!!-Bright and spacious apartments with character--Plenty of storage space--Each unit has laundry hook-ups, hardwood floors--Great location!!-- Plenty of off street parking---Convenient location to shops and Rt 8.

ⓘ 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: $5,238 · $436/mo
• Projected year-2 tax: $6,685 · $557/mo
• Expected delta: +$1,447/yr (+$121/mo · 27.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% 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: $41,952
• − Mortgage interest: −$21,286
• − Property taxes: −$5,238
• − Insurance: −$2,566
• − Repairs & maintenance: −$3,356
• − Management: −$3,356
• − Depreciation: −$11,055
• Taxable loss: −$4,905
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $2,602/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

+171.6% since first listed

9 events — show timeline

• 2026-06-18 Pending — Smart MLS
• 2026-06-09 Price Changed $380,000 Smart MLS
• 2026-06-01 Price Changed $390,000 Smart MLS
• 2026-05-27 Price Changed $399,000 Smart MLS
• 2026-05-18 Listed $409,000 Smart MLS
• 2020-10-26 Sold (Public Records) $140,000 Public Records
• 2020-10-26 Sold (MLS) $140,000 Smart MLS
• 2020-09-18 Contingent — Smart MLS
• 2020-09-16 Listed $139,900 Smart MLS

Property tax history

+0.3%/yr

Latest (2023): $5,238 · +1.7% YoY. Source: county tax records.