93 Torrington Ave · Collinsville, CT 06019

$119,000

1 bd · 1.0 ba · 590 sqft · SingleFamily public records · 7 Days on market

Built 1949 7,840 sqft lot $202/sqft · 21% below area Est $150k · 21% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in this charming one-bedroom home with a loft and office, ideally situated just minutes from the heart of historic downtown Collinsville. Whether you're an investor, contractor, or handy and ready to roll up your sleeves, this property offers great bones and exciting potential. Please note the property is in need of work and is currently without a furnace. Cash or renovation financing preferred. With its unbeatable location close to Collinsville's shops, restaurants, and the scenic Farmington River, this is a rare chance to create something truly special at an affordable entry point. * * * OFFER DEADLINE: 5/10/26 @ 5PM * * *

Key facts

• Office
• One bedroom home
• Loft

Tags

• ONE BEDROOM HOME
• LOFT
• OFFICE
• HISTORIC DOWNTOWN COLLINSVILLE
• SCENIC FARMINGTON RIVER

Property features AI

Exterior

• Utilities: Public water; Public sewer; Domestic hot water
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Sloping lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Propane fuel; Above-ground fuel tank
• Interior features: Window air conditioning unit; Crawl space and full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 10.9% vs local median 2.7% in Collinsville — 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 79/100 on livability (#28 in CT, #2,040 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Canton School District (suburban): math 61% / reading 69% proficiency, ranked #28 of 153 in CT (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 48 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 5.4

CMA / ARV

• ARV (median comp): $150,000
• List price: $119,000
• Delta: -20.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Torrington Ave	0.00mi	1/1.0	590 (0%)	1mo	$150,000	$254	99

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $9,996
• Equity at exit: $17,743

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $46,776
• Equity at exit: $10,289

Cash invested: $33,320 (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 06019

• Active inventory: 48
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$322 /mo · $3,858/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $458

Break-even live

Break-even rent $1,260

Max offer price $119,000

Occupancy floor 70%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Main St Unit 3A Collinsville, CT	2.0	1.0	712	$1,900	$2.67	44d	1	0.34mi
156 Main St Collinsville, CT	2.0	1.0	750	$1,650	$2.20	2d	1	0.45mi
401 Albany Tpke Canton, CT	1.0	1.0	895	$2,212	$2.47	2d	7	1.37mi

Listing history 2 events

1. 2026-05-12
   status Under Contract 609-char remark
2. 2026-05-04
   listed $119,000 Active 609-char remark

ⓘ 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: $3,858 · $322/mo
• Projected year-2 tax: $3,858 · $322/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,067
• − Mortgage interest: −$6,666
• − Property taxes: −$3,858
• − Insurance: −$595
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$3,462
• Taxable income: $3,955
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $4,542/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: Canton School District
• NCES district ID: 0900690
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $84,659
• Composite: 58.51/100
• National rank: #996
• State rank: #28 of 153 in CT

Livability — Collinsville

• Score: 79/100
• State rank: #28
• US rank: #2040

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, CT
• Population (ZIP): 9,735

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 11% Lithuanian 7% Italian 5%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.25%
• Current HPI: 182.7319
• Rent YoY: —
• Metro: —
• 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

+26.1% since first listed

3 events — show timeline

• 2026-05-29 Sold (MLS) $150,000 Smart MLS
• 2026-05-12 Pending — Smart MLS
• 2026-05-04 Listed $119,000 Smart MLS

Property tax history

+3.6%/yr

Latest (2025): $3,858 · +26.9% YoY. Source: county tax records.