264 Aylsworth Ave · Woonsocket, RI 02895

$75,000

2 bd · 1.0 ba · 874 sqft · SingleFamily public records · 26 Days on market

Built 1930 871 sqft lot

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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 +4.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Ranch style home nestled in the heart of East Woonsocket. This property requires a full rehab but well worth the price to renovate. Buyer to do due diligence and being sold in as is condition. Cash offers only as this property will not qualify for conventional loans. Please submit your highest and best offer by May 31st.

Key facts

• Built 1930
• Listed 26 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Sewer connected; Water connected; Circuit breaker electrical service
• Home design: Single-story; Above-grade finished area approximately 624
• Construction: Masonry construction; Stone foundation; Built on a stone foundation
• Exterior features: Small lot (approximately 0.02 acres)

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil fuel; Has heating
• Interior features: Carpet and laminate flooring; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 3.3% in Woonsocket — 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 65/100 on livability (#24 in RI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, schools D-, amenities F.
• Woonsocket (suburban): math 5% / reading 14% proficiency, ranked #37 of 39 in RI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+9.2%/yr); 163 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• This rent runs 34% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 + 8.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.31% ✓
• Cap rate: 20.31%
• Cash-on-cash: 50.05%
• DSCR: 3.23
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $356,592
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Dana St	0.51mi	2/1.0	912 (+4%)	10mo	$350,000	$384	61
26 Kenwood St	0.35mi	2/1.0	768 (-12%)	6mo	$313,500	$408	59
546 Robinson St	0.58mi	2/1.0	816 (-7%)	4mo	$205,000	$251	58
191 St Barnabe St	0.73mi	2/1.0	768 (-12%)	0mo	$320,000	$417	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.51×
• Total profit: $52,780
• Equity at exit: $11,183

10-year hold

• IRR: 60.4%
• Equity multiple: 8.59×
• Total profit: $159,415
• Equity at exit: $6,485

Cash invested: $21,000 (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 02895

• Rents YoY: 9.2%
• Active inventory: 163
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$393
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $876

Break-even live

Break-even rent $620

Max offer price $75,000

Occupancy floor 44%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Newland Ave Unit 3 Woonsocket, RI	2.0	1.0	900	$1,550	$1.72	23d	1	0.20mi
95 Victor St Unit 6 Woonsocket, RI	3.0	1.0	900	$1,775	$1.97	43d	1	0.21mi
968 Elm St Woonsocket, RI	2.0	1.0	953	$1,895	$1.99	43d	1	0.34mi
968 Elm St #2 Woonsocket, RI	2.0	1.0	952	$1,895	$1.99	21d	1	0.34mi
968 Elm St Unit 1 Woonsocket, RI	2.0	1.0	952	$1,995	$2.10	1d	1	0.34mi
1371 Mendon Rd Unit 30 Woonsocket, RI	1.0	1.0	650	$1,850	$2.85	11d	1	0.35mi
1371 Mendon Rd Unit 32 Woonsocket, RI	1.0	1.0	650	$1,850	$2.85	10d	1	0.35mi
1037 Cass Ave Woonsocket, RI	2.0	1.0	860	$1,975	$2.30	1d	1	0.44mi
59 Sweet Ave Woonsocket, RI	2.0	1.0	950	$1,495	$1.57	21d	1	0.49mi
635 Elm St Unit 2F Woonsocket, RI	2.0	1.0	800	$1,800	$2.25	4d	1	0.53mi
1067 Mendon Rd Unit 3 Woonsocket, RI	1.0	1.0	710	$1,750	$2.46	1d	1	0.53mi
1067 Mendon Rd Unit 1 Woonsocket, RI	2.0	1.0	831	$1,975	$2.38	1d	1	0.53mi
51 Wood Ave Unit 1R Woonsocket, RI	2.0	1.0	1080	$1,325	$1.23	23d	1	0.61mi
583 Willow St Woonsocket, RI	2.0	1.0	750	$1,595	$2.13	2d	1	0.62mi
428 Elm St Unit 2nd floor Woonsocket, RI	3.0	1.0	1100	$2,800	$2.55	1d	1	0.63mi
107 Mount Saint Charles Ave Unit 2 Woonsocket, RI	3.0	1.0	981	$1,675	$1.71	4d	1	0.66mi
36 Roberts St Woonsocket, RI	2.0	1.0	850	$1,450	$1.71	43d	1	0.69mi
87 Manville Rd Woonsocket, RI	2.0	1.0	900	$1,500	$1.67	23d	1	0.70mi
858 Bernon St Unit LL Woonsocket, RI	1.0	1.0	700	$1,400	$2.00	11d	1	0.71mi
72 Kendrick Ave Woonsocket, RI	1.0	1.0	1120	$1,700	$1.52	43d	1	0.73mi
160 Papineau Ave Woonsocket, RI	2.0	1.0	750	$2,000	$2.67	2d	1	0.74mi
145 Burnside Ave Woonsocket, RI	2.0	1.0	727	$1,550	$2.13	43d	1	0.81mi
52 Bellevue Ave Unit 3 Woonsocket, RI	2.0	1.0	900	$1,900	$2.11	16d	1	0.84mi
24 Birch St Unit 2 Woonsocket, RI	2.0	1.0	750	$1,700	$2.27	14d	1	0.84mi
425 Wood Ave #2 Woonsocket, RI	1.0	1.0	800	$1,500	$1.88	15d	1	0.85mi
425 Wood Ave Woonsocket, RI	3.0	1.0	1100	$2,000	$1.82	43d	1	0.85mi
663 Bernon St Apt 2 Woonsocket, RI	3.0	1.0	1000	$2,395	$2.40	1d	1	0.89mi
242 Burnside Ave Unit 3F/4 Woonsocket, RI	2.0	1.0	1080	$1,400	$1.30	1d	1	0.90mi
71 Hamlet Ave Unit 3R Woonsocket, RI	1.0	1.0	800	$1,500	$1.88	44d	1	0.90mi
341 Burnside Ave Unit 2 Woonsocket, RI	3.0	1.0	1114	$1,650	$1.48	43d	1	0.95mi
24 Paradis Ave Unit 3 Woonsocket, RI	2.0	1.0	1080	$1,300	$1.20	43d	1	0.97mi
188 Division St Unit 2F Woonsocket, RI	2.0	1.0	900	$2,000	$2.22	43d	1	1.04mi
188 Division St Unit 2R Woonsocket, RI	2.0	1.0	900	$1,900	$2.11	23d	1	1.04mi
188 Division St Unit 3R Woonsocket, RI	2.0	1.0	900	$1,800	$2.00	43d	1	1.04mi
18 Oak Hill Ave Unit 3F Woonsocket, RI	2.0	1.0	650	$1,500	$2.31	23d	1	1.07mi
102 Mill St #203 Woonsocket, RI	2.0	2.0	1052	$2,100	$2.00	1d	1	1.08mi
515 E School St Unit 9 Woonsocket, RI	2.0	1.0	1080	$1,600	$1.48	4d	1	1.08mi
104 Mill St Woonsocket, RI	2.0	2.0	1054	$2,100	$1.99	1d	1	1.08mi
220 Rathbun St Unit 2R Woonsocket, RI	2.0	1.0	850	$1,600	$1.88	1d	1	1.09mi
35 Greene St Unit 2R Woonsocket, RI	1.0	1.0	780	$1,150	$1.47	23d	1	1.13mi

Listing history 29 events

1. 2026-06-18
   days on market $75,000 Active 26 DOM
2. 2026-06-17
   days on market $75,000 Active 25 DOM
3. 2026-06-16
   days on market $75,000 Active 24 DOM
4. 2026-06-15
   days on market $75,000 Active 23 DOM
5. 2026-06-13
   days on market $75,000 Active 21 DOM
6. 2026-06-13
   days on market $75,000 Active 20 DOM
7. 2026-06-09
   days on market $75,000 Active 17 DOM
8. 2026-06-08
   days on market $75,000 Active 16 DOM
9. 2026-06-07
   days on market $75,000 Active 15 DOM
10. 2026-06-05
    days on market $75,000 Active 12 DOM
11. 2026-06-03
    days on market $75,000 Active 11 DOM
12. 2026-06-02
    days on market $75,000 Active 10 DOM
13. 2026-06-01
    days on market $75,000 Active 9 DOM
14. 2026-05-31
    days on market $75,000 Active 8 DOM
15. 2026-05-22
    listed $75,000 Active
16. 2022-08-08
    historical
17. 2022-05-06
    listed $110,000 Active
18. 2016-11-08
    price $149,900
19. 2014-01-09
    soldstatus $262,377
20. 2007-08-18
    historical
21. 2007-07-16
    listed $150,000
22. 2007-06-23
    historical
23. 2007-01-28
    listed $159,000
24. 2003-09-10
    soldstatus $200,000
25. 2002-01-30
    historical
26. 2001-08-01
    listed $85,000
27. 1997-09-02
    soldstatus $10,000
28. 1997-08-06
    historical
29. 1997-06-18
    listed $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast RI · Partial reset (capped growth)

• Current annual tax: $783 · $65/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$220/yr (+$18/mo · 28.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,745
• − Mortgage interest: −$4,201
• − Property taxes: −$783
• − Insurance: −$375
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$2,182
• Taxable income: $9,885
• Est. tax owed @ 24.0%: −$2,372
• After-tax cash flow: $8,139/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: Woonsocket
• NCES district ID: 4401200
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $37,757
• Composite: 8.01/100
• National rank: #9923
• State rank: #37 of 39 in RI

Livability — Woonsocket

• Score: 65/100
• State rank: #24
• US rank: #12968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woonsocket, RI
• County: Providence County · 548,917 people
• City population: 43,521
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 43,521
• Household income: $61,059
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2658.0

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 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 26% Two or more races 18% Asian 7% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 15% Dominican 4%
• Common ancestry: Lithuanian 13% Romanian 3% Russian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 17% Other Asian/Pacific 4% Other Indo-European 4%

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: ▼ -431.80%
• Current HPI: 357.8858
• Rent YoY: ▲ 9.15%
• 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

+150.8% since first listed

15 events — show timeline

• 2026-05-22 Listed $75,000 RIS
• 2022-08-08 Listing Removed — RIS
• 2022-05-06 Listed $110,000 RIS
• 2016-11-08 Price Changed $149,900 RIS
• 2014-01-09 Sold (Public Records) $262,377 Public Records
• 2007-08-18 Listing Removed — RIS
• 2007-07-16 Listed $150,000 RIS
• 2007-06-23 Listing Removed — RIS
• 2007-01-28 Listed $159,000 RIS
• 2003-09-10 Sold (Public Records) $200,000 Public Records
• 2002-01-30 Listing Removed — RIS
• 2001-08-01 Listed $85,000 RIS
• 1997-09-02 Sold (MLS) $10,000 RIS
• 1997-08-06 Listing Removed — RIS
• 1997-06-18 Listed $29,900 RIS

Property tax history

-8.0%/yr

Latest (2025): $783 · -61.9% YoY. Source: county tax records.