242 Manton #41 St · Pawtucket, RI 02861

$50,000

2 bd · 1.5 ba · 1,008 sqft · SingleFamily · 7 Days on market

Built 1969 $385/mo HOA · 20% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own in this quiet 55+ community. This home has been renovated inside and out. Nothing to do but move in. If you are looking to downsize or Condo Alternative living, this home offers 1 large bedroom, 1 bathroom. Open concept living room, dining, and kitchen area. Association fee includes snow removal, trash, water. Subject to buyer obtaining Park Approval. Conveniently located to Slater Park, shopping, highway access, and restaurants. Owner occupied only - can not rent this property.

Key facts

• Open concept living
• Large backyard
• Conveniently located

Tags

• OPEN CONCEPT LIVING
• LARGE BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 25.1% vs local median 3.8% in Pawtucket — 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 71/100 on livability (#16 in RI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: employment C-, schools D, amenities F.
• Pawtucket (suburban): math 7% / reading 19% proficiency, ranked #33 of 39 in RI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.6%/yr); 95 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Providence County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 31y ago; this cycle's ask has dropped $48k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $50,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 3.84% ✓
• Cap rate: 25.15%
• Cash-on-cash: 67.33%
• DSCR: 4.00
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $188,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 Manton #41 St	0.00mi	2/1.5	1,008 (0%)	1mo	$56,000	$56	99
245 #216 Manton St	0.08mi	2/2.0	984 (-2%)	1mo	$136,000	$138	90
245 312 Manton St	0.08mi	2/2.0	1,040 (+3%)	7mo	$150,000	$144	83
245 Manton St	0.08mi	2/2.0	1,022 (+1%)	12mo	$95,000	$93	82
57 Whirlaway Pl	0.25mi	3/1.0 (+1)	1,040 (+3%)	2mo	$345,000	$332	74
40 Lowell Ave	0.46mi	2/1.0	1,014 (+1%)	11mo	$190,000	$187	67
242 #31 Manton St	0.14mi	2/1.0	872 (-14%)	12mo	$60,000	$69	58
63 East Dr	0.70mi	2/1.0	896 (-11%)	7mo	$150,000	$167	41
60 Pine Grove St	0.72mi	3/1.5 (+1)	936 (-7%)	11mo	$385,000	$411	41
45 Manistee St	0.66mi	3/1.5 (+1)	1,092 (+8%)	13mo	$354,000	$324	39
128 First	0.75mi	2/1.0	912 (-10%)	12mo	$380,000	$417	37
160 Williston Way	0.56mi	3/1.0 (+1)	1,142 (+13%)	9mo	$385,000	$337	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 · 5.57% rent growth · sell at horizon

5-year hold

• IRR: 70.7%
• Equity multiple: 4.38×
• Total profit: $47,283
• Equity at exit: $7,455

10-year hold

• IRR: 75.7%
• Equity multiple: 10.19×
• Total profit: $128,690
• Equity at exit: $4,323

Cash invested: $14,000 (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.

Methodology + full state rankings →

ZIP-level market 02861

• Rents YoY: 5.6%
• Active inventory: 95
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$385
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $786

Break-even live

Break-even rent $925

Max offer price $50,000

Occupancy floor 54%

Sensitivity live

Price	-10% $820	-5% $803	+0% $786	+5% $768	+10% $751
Rent	-10% $634	-5% $710	+0% $786	+5% $861	+10% $937
Rate	-1.0pp $811	-0.5pp $798	base $786	+0.5pp $773	+1.0pp $759

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Parkview Dr Pawtucket, RI	2.0	1.0	900	$1,885	$2.09	44d	1	0.22mi
724 Beverage Hill Ave Unit B2 Pawtucket, RI	2.0	1.0	790	$1,700	$2.15	24d	1	0.38mi
652 Armistice Blvd #2 Pawtucket, RI	2.0	1.0	912	$1,700	$1.86	44d	1	0.89mi
80 Ballston Ave Pawtucket, RI	2.0	1.0	1100	$1,900	$1.73	12d	1	0.92mi
595 Armistice Blvd Unit 2 Pawtucket, RI	2.0	1.0	1000	$2,000	$2.00	11d	1	0.93mi
595 Armistice Blvd Unit 3 Pawtucket, RI	2.0	1.0	700	$1,850	$2.64	11d	1	0.93mi
67 Fred St Pawtucket, RI	3.0	1.0	1200	$2,500	$2.08	44d	1	1.07mi
29 Fortin Ave Pawtucket, RI	2.0	2.0	1216	$2,500	$2.06	4d	1	1.26mi
904 York Ave Unit 1 Pawtucket, RI	2.0	1.0	1015	$2,200	$2.17	24d	1	1.42mi
137 Hunts Ave Pawtucket, RI	3.0	1.0	1134	$1,900	$1.68	24d	1	1.46mi

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: watertrashsnow removal

Listing history 50 events

1. 2026-05-20
   soldstatus $56,000 Closed
2. 2025-12-08
   soldstatus $98,000 Closed 509-char remark

   Show marketing remark (509 chars)

   Why rent when you can own in this quiet 55+ community. This home has been renovated inside and out. Nothing to do but move in. If you are looking to downsize or Condo Alternative living, this home offers 1 large bedroom, 1 bathroom. Open concept living room, dining, and kitchen area. Association fee includes snow removal, trash, water. Subject to buyer obtaining Park Approval. Conveniently located to Slater Park, shopping, highway access, and restaurants. Owner occupied only - can not rent this property.

3. 2025-10-11
   status Pending 509-char remark

   Show marketing remark (509 chars)

   Why rent when you can own in this quiet 55+ community. This home has been renovated inside and out. Nothing to do but move in. If you are looking to downsize or Condo Alternative living, this home offers 1 large bedroom, 1 bathroom. Open concept living room, dining, and kitchen area. Association fee includes snow removal, trash, water. Subject to buyer obtaining Park Approval. Conveniently located to Slater Park, shopping, highway access, and restaurants. Owner occupied only - can not rent this property.

4. 2025-09-11
   status Pending
5. 2025-09-08
   listed $98,000 Active 509-char remark

   Show marketing remark (509 chars)

   Why rent when you can own in this quiet 55+ community. This home has been renovated inside and out. Nothing to do but move in. If you are looking to downsize or Condo Alternative living, this home offers 1 large bedroom, 1 bathroom. Open concept living room, dining, and kitchen area. Association fee includes snow removal, trash, water. Subject to buyer obtaining Park Approval. Conveniently located to Slater Park, shopping, highway access, and restaurants. Owner occupied only - can not rent this property.

6. 2025-09-04
   listed $50,000 Active
7. 2019-11-04
   soldstatus $55,000 Closed 480-char remark

   Show marketing remark (480 chars)

   Move right into this beautifully updated home! This stylish two bedroom has been renovated from top to bottom and is better than new! Some of the many modern features include an open concept living area, contemporary kitchen with new SS appliances, new floors, windows, heating, and electrical just to name a few. Fantastic location near Slater Park and major routes. Subject to buyer obtaining park approval. Cats are allowed in the park but no dogs. Schedule your showing today!

8. 2019-10-25
   status Pending 480-char remark

   Show marketing remark (480 chars)

   Move right into this beautifully updated home! This stylish two bedroom has been renovated from top to bottom and is better than new! Some of the many modern features include an open concept living area, contemporary kitchen with new SS appliances, new floors, windows, heating, and electrical just to name a few. Fantastic location near Slater Park and major routes. Subject to buyer obtaining park approval. Cats are allowed in the park but no dogs. Schedule your showing today!

9. 2019-10-17
   historical Active Under Contract 480-char remark

   Show marketing remark (480 chars)

   Move right into this beautifully updated home! This stylish two bedroom has been renovated from top to bottom and is better than new! Some of the many modern features include an open concept living area, contemporary kitchen with new SS appliances, new floors, windows, heating, and electrical just to name a few. Fantastic location near Slater Park and major routes. Subject to buyer obtaining park approval. Cats are allowed in the park but no dogs. Schedule your showing today!

10. 2019-10-05
    price $58,000 480-char remark

    Show marketing remark (480 chars)

    Move right into this beautifully updated home! This stylish two bedroom has been renovated from top to bottom and is better than new! Some of the many modern features include an open concept living area, contemporary kitchen with new SS appliances, new floors, windows, heating, and electrical just to name a few. Fantastic location near Slater Park and major routes. Subject to buyer obtaining park approval. Cats are allowed in the park but no dogs. Schedule your showing today!

11. 2019-09-20
    price $12,900
12. 2019-09-19
    listed $62,900 Active 480-char remark

    Show marketing remark (480 chars)

    Move right into this beautifully updated home! This stylish two bedroom has been renovated from top to bottom and is better than new! Some of the many modern features include an open concept living area, contemporary kitchen with new SS appliances, new floors, windows, heating, and electrical just to name a few. Fantastic location near Slater Park and major routes. Subject to buyer obtaining park approval. Cats are allowed in the park but no dogs. Schedule your showing today!

13. 2016-11-08
    price $64,500
14. 2016-05-20
    soldstatus $38,000 Sold
15. 2016-04-26
    status Pending
16. 2016-02-26
    listed $44,000 Active - New
17. 2014-09-12
    soldstatus $44,000 Sold
18. 2014-09-08
    status Pending
19. 2014-07-08
    price $49,900 Active - Price Changed
20. 2014-04-11
    listed $54,900 Active - New
21. 2014-04-08
    historical
22. 2014-03-01
    price $55,000
23. 2014-02-27
    price $69,900 Active - Price Changed
24. 2014-01-29
    price $80,000 Active - Price Changed
25. 2014-01-11
    status Active - Back on Market
26. 2014-01-08
    historical
27. 2013-12-26
    price $85,000 Active - Price Changed
28. 2013-12-19
    price $94,900
29. 2013-12-19
    price $49,900
30. 2013-11-02
    listed $115,000 Active
31. 2013-07-24
    soldstatus $47,000
32. 2013-07-10
    historical
33. 2013-05-13
    listed $53,900
34. 2008-01-02
    historical
35. 2007-11-27
    listed $139,900
36. 2007-06-18
    historical
37. 2007-06-05
    listed $135,000
38. 2007-05-09
    historical
39. 2007-02-09
    listed $68,500
40. 2006-08-30
    historical
41. 2006-06-14
    listed $68,500
42. 2006-05-31
    historical
43. 2006-04-17
    historical
44. 2006-04-05
    listed $164,900
45. 2006-03-14
    historical
46. 2006-03-04
    listed $73,500
47. 2006-03-01
    listed $164,900
48. 2004-11-01
    soldstatus $29,000
49. 2004-10-07
    historical
50. 2004-06-05
    listed $32,500

ⓘ 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 6/10 Major
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,029
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − HOA: −$4,620
• − Depreciation: −$1,455
• Taxable income: $9,469
• Est. tax owed @ 24.0%: −$2,273
• After-tax cash flow: $7,154/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: Pawtucket
• NCES district ID: 4400840
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $41,838
• Composite: 11.29/100
• National rank: #9718
• State rank: #33 of 39 in RI

Livability — Pawtucket

• Score: 71/100
• State rank: #16
• US rank: #7037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawtucket, RI
• County: Providence County · 548,917 people
• City population: 75,942
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 28,124
• Household income: $83,411
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 891.0

Population outlook (Providence County) Hauer SSP2

• Today (2025): 653,469 people
• By 2030: 660,819 · +1.1%
• By 2040: 672,747 · +3.0%
• By 2050: 683,741 · +4.6%
• By 2075: 720,435 · +10.2%
• By 2100: 741,582 · +13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 18% Two or more races 13% Black 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Dominican 4%
• Common ancestry: Russian 11% Lithuanian 10% Romanian 4%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 13% Other Indo-European 9% French/Haitian/Cajun 3%

Political lean MEDSL · Providence

• 2024 margin: D (+14.4) · D 56.1% · R 41.7% · Other 2.2%
• 2008→2024 swing: -20.0pp toward R · 2008: 34.4pp · 2024: 14.4pp
• All cycles: 2024: D+14.4 2020: D+22.9 2016: D+21.2 2012: D+34.9 2008: D+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -469.15%
• Current HPI: 313.2295
• Rent YoY: ▲ 5.57%
• Metro: Providence-Warwick, RI-MA
• 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
▸Financial Services	1	$8B
▸Consumer Goods	1	$4B

Price history

+711.6% since first listed

58 events — show timeline

• 2026-05-20 Sold (MLS) $56,000 RIS
• 2025-12-08 Sold (MLS) $98,000 RIS
• 2025-10-11 Pending — RIS
• 2025-09-11 Pending — RIS
• 2025-09-08 Listed $98,000 RIS
• 2025-09-04 Listed $50,000 RIS
• 2019-11-04 Sold (MLS) $55,000 RIS
• 2019-10-25 Pending — RIS
• 2019-10-17 Contingent — RIS
• 2019-10-05 Price Changed $58,000 RIS
• 2019-09-20 Price Changed $12,900 RIS
• 2019-09-19 Listed $62,900 RIS
• 2016-11-08 Price Changed $64,500 RIS
• 2016-05-20 Sold (MLS) $38,000 RIS
• 2016-04-26 Pending — RIS
• 2016-02-26 Listed $44,000 RIS
• 2014-09-12 Sold (MLS) $44,000 RIS
• 2014-09-08 Pending — RIS
• 2014-07-08 Price Changed $49,900 RIS
• 2014-04-11 Listed $54,900 RIS
• 2014-04-08 Listing Removed — RIS
• 2014-03-01 Price Changed $55,000 RIS
• 2014-02-27 Price Changed $69,900 RIS
• 2014-01-29 Price Changed $80,000 RIS
• 2014-01-11 Relisted — RIS
• 2014-01-08 Listing Removed — RIS
• 2013-12-26 Price Changed $85,000 RIS
• 2013-12-19 Price Changed $94,900 RIS
• 2013-12-19 Price Changed $49,900 RIS
• 2013-11-02 Listed $115,000 RIS
• 2013-07-24 Sold (MLS) $47,000 RIS
• 2013-07-10 Listing Removed — RIS
• 2013-05-13 Listed $53,900 RIS
• 2008-01-02 Listing Removed — RIS
• 2007-11-27 Listed $139,900 RIS
• 2007-06-18 Listing Removed — RIS
• 2007-06-05 Listed $135,000 RIS
• 2007-05-09 Listing Removed — RIS
• 2007-02-09 Listed $68,500 RIS
• 2006-08-30 Listing Removed — RIS
• 2006-06-14 Listed $68,500 RIS
• 2006-05-31 Listing Removed — RIS
• 2006-04-17 Listing Removed — RIS
• 2006-04-05 Listed $164,900 RIS
• 2006-03-14 Listing Removed — RIS
• 2006-03-04 Listed $73,500 RIS
• 2006-03-01 Listed $164,900 RIS
• 2004-11-01 Sold (MLS) $29,000 MLS PIN
• 2004-10-07 Listing Removed — MLS PIN
• 2004-06-05 Listed $32,500 MLS PIN
• 2001-06-15 Sold (MLS) $12,900 RIS
• 2001-06-02 Listing Removed — RIS
• 2001-03-26 Listed $15,900 RIS
• 1997-12-24 Listing Removed — RIS
• 1997-10-07 Listed $10,000 RIS
• 1997-09-17 Listing Removed — RIS
• 1997-09-05 Listed $10,900 RIS
• 1995-08-09 Listed $6,900 RIS