60 Benham St · Torrington, CT 06790

$224,900

4 bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 49 Days on market

Built 1920 3,920 sqft lot Est $284k · 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Well maintained turnkey 2-family home with 2 bedrooms and 1 bath on each floor and detached 2 car garage! Updates include newer windows, natural gas heating system. Lots of storage or possible expansion for the 2nd floor unit in the walk-up attic. This home is conveniently situated on a quiet street on the desirable north end of town, just minutes to shopping or highway access. Perfect home for owner occupant or investors... WILL NOT LAST!

Key facts

• Natural gas heat
• 3,920 sq ft lot
• 2 garage spots

Tags

• NATURAL GAS HEAT
• DETACHED 2 CAR GARAGE

Property features AI

Finance

• Other: Property listed as Multi-Family For Sale
• Financial info: No investment income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage; 2-car garage
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Natural gas and electric hot water
• Home design: Multi-family 2-family property; White exterior color
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Asbestos siding
• Exterior features: Enclosed porch; Open porch; Sidewalk; Gutters; Exterior lighting; Level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 4 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas-fired hot water and electric domestic hot water; Thermopane windows (energy-efficient)
• Interior features: 8 total rooms; Full, unfinished basement; Attic with walk-up access used for storage
• Laundry & utility: In-unit laundry hookups for one unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive. Per door: $491/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 11 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 $3,262/mo this rent would consume 55% 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $63k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y 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 $102k; list at $225k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $218,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1920 — 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: 1.45% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $283,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Benham St	0.00mi	4/2.0	1,632 (0%)	1mo	$240,000	$147	99
129 Calhoun St	0.14mi	4/2.0	1,728 (+6%)	9mo	$291,000	$168	76
182 N Elm St	0.34mi	4/2.0	1,667 (+2%)	9mo	$240,000	$144	73
35 James St	0.41mi	5/2.0 (+1)	1,776 (+9%)	4mo	$285,000	$160	57
24 Eagle St	0.43mi	4/2.0	1,473 (-10%)	10mo	$240,000	$163	55
16 Donahue Pl	0.64mi	5/2.0 (+1)	1,570 (-4%)	14mo	$285,000	$182	47
42 Pulver St	0.72mi	4/2.0	1,443 (-12%)	2mo	$361,000	$250	45
246 Brightwood Ave	0.32mi	4/2.0	1,872 (+15%)	18mo	$325,000	$174	45
8 Bancroft St	0.70mi	4/2.0	1,430 (-12%)	5mo	$325,000	$227	42
112 Brookside Ave	0.60mi	4/2.0	1,806 (+11%)	15mo	$348,000	$193	41
35 Pine St	0.58mi	4/2.0	1,408 (-14%)	12mo	$315,000	$224	40
324 Winthrop St	0.45mi	5/2.0 (+1)	1,843 (+13%)	18mo	$280,000	$152	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: 13.8%
• Equity multiple: 1.57×
• Total profit: $35,963
• Equity at exit: $33,533

10-year hold

• IRR: 24.8%
• Equity multiple: 3.46×
• Total profit: $154,685
• Equity at exit: $19,445

Cash invested: $62,972 (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: 11.5×

Monthly cashflow live

• Estimated rent: $3,262 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$321 /mo · $3,857/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $982

Break-even live

Break-even rent $2,018

Max offer price $224,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,110	-5% $1,046	+0% $982	+5% $919	+10% $855
Rent	-10% $725	-5% $854	+0% $982	+5% $1,111	+10% $1,240
Rate	-1.0pp $1,096	-0.5pp $1,040	base $982	+0.5pp $924	+1.0pp $865

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,262
Total (2 units)			$3,262

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Brightwood Ave Unit 2 Torrington, CT	3.0	1.0	1080	$1,900	$1.76	45d	1	0.24mi
5 Winthrop St Torrington, CT	3.0	1.5	1072	$2,350	$2.19	45d	1	0.24mi
93 E Elm St Unit U2 Torrington, CT	3.0	1.0	1100	$1,550	$1.41	45d	1	0.28mi
199 Migeon Ave Unit 2 Torrington, CT	3.0	1.0	1500	$2,350	$1.57	45d	1	0.74mi
42 Pulver St Torrington, CT	3.0	1.0	1443	$1,800	$1.25	45d	1	0.75mi
17 Woodbine St Torrington, CT	3.0	1.5	1430	$2,200	$1.54	45d	1	0.85mi
63 Smith St Torrington, CT	3.0	1.5	1392	$2,200	$1.58	45d	1	1.08mi
14 Culvert St Unit 2 Torrington, CT	4.0	1.0	1638	$1,695	$1.03	45d	1	1.08mi
53 Prospect St Unit 2 Torrington, CT	3.0	1.5	1100	$2,100	$1.91	45d	1	1.15mi
163 Beechwood Ave Torrington, CT	4.0	2.0	1896	$2,800	$1.48	45d	1	1.16mi
101 Culvert St Unit 101 Torrington, CT	3.0	1.0	1200	$1,600	$1.33	45d	1	1.19mi

Listing history 24 events

1. 2026-04-19
   historical Under Contract - Continue to Show
2. 2026-04-06
   listed $224,900 Active
3. 2024-09-14
   historical $1,200
4. 2024-08-30
   listed $1,200
5. 2019-04-24
   soldstatus $102,500 Closed 443-char remark

   Show marketing remark (443 chars)

   Well maintained turnkey 2-family home with 2 bedrooms and 1 bath on each floor and detached 2 car garage! Updates include newer windows, natural gas heating system. Lots of storage or possible expansion for the 2nd floor unit in the walk-up attic. This home is conveniently situated on a quiet street on the desirable north end of town, just minutes to shopping or highway access. Perfect home for owner occupant or investors... WILL NOT LAST!

6. 2019-04-24
   soldstatus $102,500

   Show marketing remark (443 chars)

   Well maintained turnkey 2-family home with 2 bedrooms and 1 bath on each floor and detached 2 car garage! Updates include newer windows, natural gas heating system. Lots of storage or possible expansion for the 2nd floor unit in the walk-up attic. This home is conveniently situated on a quiet street on the desirable north end of town, just minutes to shopping or highway access. Perfect home for owner occupant or investors... WILL NOT LAST!

7. 2019-03-06
   historical Under Contract - Continue to Show 443-char remark

   Show marketing remark (443 chars)

   Well maintained turnkey 2-family home with 2 bedrooms and 1 bath on each floor and detached 2 car garage! Updates include newer windows, natural gas heating system. Lots of storage or possible expansion for the 2nd floor unit in the walk-up attic. This home is conveniently situated on a quiet street on the desirable north end of town, just minutes to shopping or highway access. Perfect home for owner occupant or investors... WILL NOT LAST!

8. 2019-02-08
   listed $109,000 Active 443-char remark

   Show marketing remark (443 chars)

   Well maintained turnkey 2-family home with 2 bedrooms and 1 bath on each floor and detached 2 car garage! Updates include newer windows, natural gas heating system. Lots of storage or possible expansion for the 2nd floor unit in the walk-up attic. This home is conveniently situated on a quiet street on the desirable north end of town, just minutes to shopping or highway access. Perfect home for owner occupant or investors... WILL NOT LAST!

9. 2018-09-07
   historical
10. 2017-10-10
    listed $125,000 Active
11. 2017-08-03
    historical
12. 2017-04-27
    listed $124,900
13. 2016-10-10
    historical
14. 2016-02-11
    listed $124,999
15. 2015-07-27
    soldstatus $77,000
16. 2015-07-24
    soldstatus $77,000
17. 2015-06-18
    historical
18. 2015-01-05
    listed $89,900
19. 2013-03-31
    historical
20. 2012-09-06
    listed $99,900
21. 2012-07-31
    historical
22. 2012-02-01
    listed $104,900
23. 2012-01-26
    historical
24. 2011-07-27
    listed $109,900

ⓘ 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: $3,857 · $321/mo
• Projected year-2 tax: $4,335 · $361/mo
• Expected delta: +$478/yr (+$40/mo · 12.4%)

ⓘ 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 7 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: $39,144
• − Mortgage interest: −$12,598
• − Property taxes: −$3,857
• − Insurance: −$1,124
• − Repairs & maintenance: −$3,132
• − Management: −$3,132
• − Depreciation: −$6,543
• Taxable income: $8,759
• Est. tax owed @ 24.0%: −$2,102
• After-tax cash flow: $9,687/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

+104.6% since first listed

24 events — show timeline

• 2026-04-19 Contingent — Smart MLS
• 2026-04-06 Listed $224,900 Smart MLS
• 2024-09-14 Rental Removed $1,200 BUILDIUM
• 2024-08-30 Listed for Rent $1,200 BUILDIUM
• 2019-04-24 Sold (Public Records) $102,500 Public Records
• 2019-04-24 Sold (MLS) $102,500 Smart MLS
• 2019-03-06 Contingent — Smart MLS
• 2019-02-08 Listed $109,000 Smart MLS
• 2018-09-07 Listing Removed — Smart MLS
• 2017-10-10 Listed $125,000 Smart MLS
• 2017-08-03 Listing Removed — Smart MLS
• 2017-04-27 Listed $124,900 Smart MLS
• 2016-10-10 Listing Removed — Smart MLS
• 2016-02-11 Listed $124,999 Smart MLS
• 2015-07-27 Sold (Public Records) $77,000 Public Records
• 2015-07-24 Sold (MLS) $77,000 Smart MLS
• 2015-06-18 Listing Removed — Smart MLS
• 2015-01-05 Listed $89,900 Smart MLS
• 2013-03-31 Listing Removed — Smart MLS
• 2012-09-06 Listed $99,900 Smart MLS
• 2012-07-31 Listing Removed — Smart MLS
• 2012-02-01 Listed $104,900 Smart MLS
• 2012-01-26 Listing Removed — Smart MLS
• 2011-07-27 Listed $109,900 Smart MLS

Property tax history

+2.1%/yr

Latest (2023): $3,857 · +1.7% YoY. Source: county tax records.