150 Bay View Dr #8 · Jamestown, RI
Flood risk 1/10 · Minimal
- FEMA flood zone
- X
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $508 – $851
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $835 – $1,551
Heat risk 5/10 · Moderate
- Hot days now (above threshold)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +20.1/30.0
- ARV discount +15.0/15.0
- 1% rule +6.6/10.0
- DSCR +6.4/10.0
- Schools +6.4/10.0
- Condition / age +4.0/5.0
- Rent growth +2.5/5.0
- Livability +2.5/5.0
- Appreciation +0.0/10.0
$775,000
150 Bay View Dr #8 · Jamestown, RI 02835
2 bd · 2.0 ba · 1,486 sqft · Condo
· 82 Days on market
Built 1985
$522/sqft
· 30% below area
Est $1.101M · 30% under
$790/mo HOA · 9% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
* Please refer to supplements for additional information and bid submission instructions. All bids must be in by August 19th. Assessment and taxes are estimated and are subject to change. HOA fees subject to change. * Welcome to Jamestown Overlook, a reimagined coastal community formerly known as Newport Overlook, offering a rare opportunity to own a fully furnished condominium in Jamestown, Rhode Island. These desirable corner residences feature abundant natural light, spacious layouts with skylights, oversized bedrooms, laundry areas, some attic storage, and multiple outdoor entertaining spaces designed to capture some water and bridge views.
Key facts
- Spacious layouts
- Corner residences
- Oversized bedrooms
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $775k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $964 ($12k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($9k rent vs $775k).
- Recommended offer: $728k (6.0% below list) — sets the bar for market timing.
- Cap rate 7.8% vs local median 2.8% in Jamestown — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
- Jamestown (suburban): math 51% / reading 68% proficiency, ranked #2 of 39 in RI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
- Zoned schools: Jamestown School-Melrose (math 62% / reading 72%, grade B+, #5 of 167 statewide, top 3%, 224 students, 6% FRL); Jamestown School-Lawn (math 47% / reading 67%, grade B, #3 of 57 statewide, top 4%, 186 students, 7% FRL) — zoned schools at 6% FRL track the district average.
- Market conditions: 71 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 94 units permitted in Newport County in 2024 (0 in 5+ unit buildings).
- At $9,000/mo this rent would consume 76% of the median local household income ($141k/yr) (locally 25% 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 $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.
- Newport County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
Negotiation context
- It's been on market 82 days — a 6% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$728,500
(6.0% below list)
Questions for the listing agent
- It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.16% ✓
- Cap rate
- 7.79%
- Cash-on-cash
- 5.33%
- DSCR
- 1.24
- GRM
- 7.2
CMA / ARV
- ARV (median comp)
- $1,101,096
- List price
- $775,000
- Delta
- -29.62%
- Verdict
- UNDERPRICED
- Comps
- 15 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 53 Conanicus Ave Unit 1 F | 0.91mi | 2/2.0 | 1,421 (-4%) | 11mo | $950,000 | $669 | 49 |
| 53 Conanicus Ave Unit 5A | 0.91mi | 2/2.0 | 1,561 (+5%) | 11mo | $1,400,000 | $897 | 48 |
| 53 Conanicus Ave Unit 2C | 0.91mi | 2/2.0 | 1,406 (-5%) | 13mo | $1,000,000 | $711 | 45 |
| 65 Coronado St | 0.83mi | 3/1.5 (+1) | 1,359 (-8%) | 2mo | $950,000 | $699 | 42 |
| 73 Conanicus Ave #4 | 0.85mi | 2/2.0 | 1,128 (-24%) | 1mo | $1,200,000 | $1,064 | 39 |
| 53 Conanicus Ave Unit 3A | 0.91mi | 2/2.0 | 1,657 (+12%) | 13mo | $1,500,000 | $905 | 35 |
| 16 Pennsylvania Ave | 0.58mi | 3/1.0 (+1) | 1,144 (-23%) | 8mo | $1,000,000 | $874 | 32 |
| 7 Clarke St | 1.24mi | 3/1.0 (+1) | 1,184 (-20%) | 1mo | $730,000 | $617 | 30 |
| 50 Cole St | 1.32mi | 2/2.0 | 1,203 (-19%) | 12mo | $1,155,000 | $960 | 30 |
| 77 Narragansett Ave Unit C | 1.10mi | 1/1.5 (-1) | 1,132 (-24%) | 5mo | $572,000 | $505 | 29 |
| 35 Bryer Ave | 0.65mi | 3/1.5 (+1) | 1,794 (+21%) | 11mo | $1,575,000 | $878 | 29 |
| 7 Pleasant Vw | 1.45mi | 3/2.0 (+1) | 1,147 (-23%) | 10mo | $1,020,000 | $889 | 26 |
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
- -7.9%
- Equity multiple
- 0.71×
- Total profit
- $-63,567
- Equity at exit
- $115,555
10-year hold
- IRR
- 1.7%
- Equity multiple
- 1.12×
- Total profit
- $26,227
- Equity at exit
- $67,008
Cash invested: $217,000 (down + closing). Projections, not guarantees.
Landlord ↔ Tenant lean methodology
- Overall (STATE)
- 31 Tenant-Leaning
- State Rhode Island
- 31 Tenant-Leaning · D+8
- County
- — inherits STATE
- City
- — inherits STATE
30-day notice; strong tenant protections.
ZIP-level market 02835
- Active inventory
- 71
- Price-to-rent
- 7.2×
Monthly cashflow live
↻
- Estimated rent
- $9,000 high interval (Pro) →
- Mortgage (P&I)
- −$4,064
- Tax est. 1.5%
- −$969 /mo · $11,625/yr
- Insurance
- −$323
- HOA
- −$790
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$1,890
- Net cashflow
- $964
Break-even live
Break-even rent
$7,780
Max offer price
$775,000
Occupancy floor
84%
Sensitivity live
| Price | -10% $1,500 | -5% $1,232 | +0% $964 | +5% $696 | +10% $428 |
|---|---|---|---|---|---|
| Rent | -10% $253 | -5% $608 | +0% $964 | +5% $1,319 | +10% $1,675 |
| Rate | -1.0pp $1,354 | -0.5pp $1,161 | base $964 | +0.5pp $763 | +1.0pp $559 |
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
- $193,750
- Closing costs
- $23,250
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 5 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 59 Mount Hope Ave Jamestown, RI | 3.0 | 2.0 | 1619 | $12,000 | $7.41 | 35d | 1 | 0.41mi |
| 59 Mount Hope Ave Jamestown, RI | 3.0 | 2.0 | 1619 | $12,000 | $7.41 | 11d | 1 | 0.41mi |
| 13 Arnold Ave #1 Jamestown, RI | 2.0 | 2.5 | 1440 | $4,000 | $2.78 | 32d | 1 | 0.97mi |
| 9 Union St Unit 1 Jamestown, RI | 2.0 | 2.0 | 1350 | $2,700 | $2.00 | 72d | 1 | 1.00mi |
| 36 Windsor St Jamestown, RI | 3.0 | 2.5 | 1106 | $4,200 | $3.80 | 21d | 1 | 1.28mi |
Property features AI
Finance
- Financial info
- Pets allowed (negotiable; small dogs under 25 lbs.)
- HOA & community
- Monthly association fee: $790Association covers grounds maintenance, pool(s), and snow removalCommunity amenities include pool, recreation facilities, and spa/hot tubCommunity of 19 unitsCommunity features: golf, marina, highway access, near schools, restaurant, shopping, tennis courts, recreation area
Exterior
- Parking
- Assigned parking (2 spaces), no garage
- Utilities
- Public water (connected)Public sewer (connected)Electric service: 100 amps
- Home design
- Condominium in a 2-story building (Jamestown Overlook)Entry on first floorHas view
- Construction
- Shingle sidingSlab foundationBuilt with two stories
- Exterior features
- PatioBarbecueWalk to waterPaved lot
Interior
- Kitchen
- OvenRangeRange hoodMicrowaveDishwasherRefrigeratorElectric water heater
- Bedrooms
- Bedroom on first floor (one listed as Bedroom 2)Bedroom on second floor
- Flooring
- Ceramic tileCarpet
- Bathrooms
- Two full bathrooms (one on first floor, one on second floor)
- Heating & cooling
- Central heating (electric, forced air)Central air conditioning
- Interior features
- SkylightsAtticInterior stepsStorageStall showerTub/showerFurnished
- Laundry & utility
- In-unit laundryWasherDryer
HOA detail $790/mo · $9,480/yr condo
- Likely covers
- water
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-08-08days on market $775,000 Active 82 DOM
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2026-08-07days on market $775,000 Active 81 DOM
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2026-08-06days on market $775,000 Active 80 DOM
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2026-08-05days on market $775,000 Active 79 DOM
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2026-08-04days on market $775,000 Active 78 DOM
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2026-08-03days on market $775,000 Active 77 DOM
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2026-07-31days on market $775,000 Active 74 DOM
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2026-07-30days on market $775,000 Active 73 DOM
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2026-07-30days on market $775,000 Active 72 DOM
-
2026-07-28days on market $775,000 Active 71 DOM
-
2026-07-26days on market $775,000 Active 69 DOM
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2026-07-24days on market $775,000 Active 67 DOM
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2026-07-23days on market $775,000 Active 66 DOM
-
2026-07-22days on market $775,000 Active 65 DOM
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2026-07-21days on market $775,000 Active 64 DOM
-
2026-07-20days on market $775,000 Active 63 DOM
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2026-07-18days on market $775,000 Active 61 DOM
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2026-07-18days on market $775,000 Active 60 DOM
-
2026-07-16days on market $775,000 Active 59 DOM
-
2026-07-15days on market $775,000 Active 58 DOM
-
2026-07-14days on market $775,000 Active 57 DOM
-
2026-07-13days on market $775,000 Active 56 DOM
-
2026-07-13days on market $775,000 Active 55 DOM
-
2026-07-11days on market $775,000 Active 54 DOM
-
2026-07-10days on market $775,000 Active 53 DOM
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2026-07-09days on market $775,000 Active 52 DOM
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2026-07-07days on market $775,000 Active 50 DOM
-
2026-07-06days on market $775,000 Active 49 DOM
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2026-07-05days on market $775,000 Active 48 DOM
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2026-07-03days on market $775,000 Active 46 DOM
-
2026-07-02days on market $775,000 Active 45 DOM
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2026-07-01days on market $775,000 Active 44 DOM
-
2026-06-30days on market $775,000 Active 43 DOM
-
2026-06-29days on market $775,000 Active 42 DOM
-
2026-06-28days on market $775,000 Active 41 DOM
-
2026-06-27days on market $775,000 Active 40 DOM
-
2026-06-27days on market $775,000 Active 39 DOM
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2026-06-25days on market $775,000 Active 37 DOM
-
2026-06-22days on market $775,000 Active 35 DOM
-
2026-06-21days on market $775,000 Active 34 DOM
-
2026-06-18days on market $775,000 Active 31 DOM
-
2026-06-17days on market $775,000 Active 30 DOM
-
2026-06-16days on market $775,000 Active 29 DOM
-
2026-06-15days on market $775,000 Active 28 DOM
-
2026-06-13days on market $775,000 Active 26 DOM
-
2026-06-09days on market $775,000 Active 22 DOM
-
2026-06-08days on market $775,000 Active 21 DOM
-
2026-06-07days on market $775,000 Active 20 DOM
-
2026-06-03days on market $775,000 Active 16 DOM
-
2026-06-02days on market $775,000 Active 15 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 5/10 Major
- Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $107,997
- − Mortgage interest
- −$43,412
- − Property taxes
- −$11,625
- − Insurance
- −$3,875
- − Repairs & maintenance
- −$8,640
- − Management
- −$8,640
- − HOA
- −$9,480
- − Depreciation
- −$22,545
- Taxable loss
- −$220
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$53
- After-tax cash flow
- $11,620/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.
Condition & rehab AI · 13 photos
80/100
Cosmetic rehab
Est. rehab $7,430–$22,290 screening
This fully furnished condominium is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates and landscaping.
Value-add opportunities
- Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the property look more inviting to potential buyers. ↑
- Both Replace the windows — New windows can improve energy efficiency and increase the property's value. ↑
- Both Landscaping and garden maintenance — Well-maintained landscaping can enhance the property's curb appeal and increase its rental value. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
C
Composite school gradezoned avg 64/100
Zoned Schools
Elementary
Jamestown School-Melrose
B+
RI #5/167
Nat'l #4,366/41,679
Middle
Jamestown School-Lawn
B
RI #3/57
Nat'l #2,208/14,009
High
North Kingstown Sr. High
B
RI #4/58
Nat'l #2,354/17,239
Schools (NCES district)
- District
- Jamestown
- NCES district ID
- 4400510
- Math proficiency
- 51% ▼ -8.00%
- Reading proficiency
- 68% ▲ 5.00%
- Median HH income
- $88,929
- Composite
- 54.32/100
- National rank
- #1368
- State rank
- #2 of 39 in RI
Livability — Jamestown
No livability data for this city. (Only ~50 U.S. cities are tracked.)
Census & demographics
- County
- Newport · 81,198 people
- Metro
- Providence-Warwick, RI-MA
- Population (ZIP)
- 5,545
- Household income
- $141,442
- Rent vs Own
- Severe rent burden
- 25% of renters
Population outlook (Newport County) Hauer SSP2
- Today (2025)
- 81,198 people
- By 2030
- 79,518 · -2.1%
- By 2040
- 75,581 · -6.9%
- By 2050
- 71,801 · -11.6%
- By 2075
- 64,618 · -20.4%
- By 2100
- 56,724 · -30.1%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (93%)
- Race & ethnicity
- White 93% Two or more races 5%
- Common ancestry
- Russian 4% Romanian 3% Lithuanian 3%
- Foreign-born
- 2%
- Languages at home
- 96% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%
Political lean MEDSL · Newport
- 2024 margin
- Strong D (+25.5) · D 61.6% · R 36.1% · Other 2.2%
- 2008→2024 swing
- +2.2pp toward D · 2008: 23.3pp · 2024: 25.5pp
- All cycles
- 2024: D+25.5 2020: D+29.8 2016: D+19.4 2012: D+17.7 2008: D+23.3
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -265.83%
- Current HPI
- 388.7836
- Rent YoY
- —
- Metro
- —
- State GDP YoY
- ▲ 2.25%
- F500 in state
- 10
Industry mix (Fortune 500 HQ in RI)
| Industry | F500 HQs | Revenue |
|---|---|---|
| Healthcare | 1 | $373B |
|
||
| Food Distribution | 1 | $31B |
|
||
| Aerospace / Defense | 1 | $14B |
|
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| Financial Services | 1 | $8B |
|
||
| Consumer Goods | 1 | $4B |
|
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Price history
1 event — show timeline
- 2026-05-18 Listed $775,000 RIS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…