166 High St · Westerly, RI 02891

$765,000

5 bd · 3.0 ba · 3,316 sqft · MultiFamily public records · 22 Days on market

Built 1919 0.28 ac lot Est $544k · 41% over

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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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

A rare opportunity; Strong income producing 3 family on 0.28 acres in Westerly, RI, located 0.5 from downtown Westerly, Train Station, Shopping, Wilcox Park, & a short drive to its pristine beaches. Classic 1st unit; Restored turn of the century craftsmanship, original oak crown moldings, solid oak floors & doors w/ original copper & brass hardware. Foyer opens to living room w/ dental brick detailed hearth. The dining areas large built in oak buffet w/ beveled glass back & leaded glass china closet above to display your treasures. Country kitchen will delight w/ original restored ceiling height cabinetry, stainless gas stove, refrigerator, micro/convection oven, custom spice cabinet, & original porcelain tile floor extends to full bath & hallway w/ 3 beds where you can view the 45-50 assorted plantings. A green thumb delights! Restore your serenity in cozy & light, restored 9X15 room w/ shower nestled on 1st floor w/ separate entry. Enter the 2nd floor hallway & stairs leading to the roomy 1 bed, 1 bath apt w/ eat in kitchen, spacious living room, study & full bath. 2 entrances for the cozy 3 room apt w/ full bath & eat in kitchen on 2nd floor, w/ stairs to large attic. Common basement w/ coin op dryer & new washer w/ 4 separate rooms for storage. All 3 units have separate heat, elec. , natural gas, public water & sewer. Unique to this property is the 3-bay over-sized garage w/ attic. The 3rd bay has an attached drive thru 24X24 garage w/ trussed ceilings, elec. & separate back entrance.

Key facts

• Terrace spaces
• Arched parapets
• Inviting front porch

Tags

• DISTINCTIVE ARCHITECTURE
• STUCCO EXTERIOR
• ARCHED PARAPETS
• INVITING FRONT PORCH
• TERRACE SPACES
• DARK WOOD TRIM

Property features AI

Finance

• Financial info: Property configured as multi-unit: 3 units across 2 buildings; Reported actual rents: one-bedroom units at $1,050 and $1,200; larger two-bedroom unit listed with area but no rent provided
• HOA & community: Community amenities nearby include golf, marina, pool, public transportation, recreation area, restaurants, shopping, highway access, and proximity to hospital and schools

Exterior

• Parking: Detached garage; Total parking for about 10 vehicles; Four covered spaces (garage accommodates 4 cars)
• Utilities: Public water (connected); Public sewer (connected); Electrical service approximately 100 amps
• Home design: Two-story multi-unit property; R6 zoning
• Construction: Plaster construction; Stone foundation; Above-grade finished area reported
• Exterior features: Paved driveway; Outbuilding on the property; Lot approximately 0.28 acres with 65' frontage

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Three one-bedroom units; One two-bedroom unit (unit type lists a two-bedroom unit)
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate
• Bathrooms: Four full bathrooms total; Each one-bedroom unit has 1 full bath; the two-bedroom unit has 2 full baths
• Heating & cooling: Gas heating; Hot water and steam heating
• Interior features: Full, unfinished basement; Masonry fireplace; 13 total rooms; Outbuilding
• Laundry & utility: Washer and dryer included; Laundry available in-unit and in a common area; Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/4.0-bath units multifamily listed at $765k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $687/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $765k).
• Recommended offer: $754k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 1.8% in Westerly — 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 74/100 on livability (#10 in RI, #4,529 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living D+, amenities F, commute F.
• Westerly (suburban): math 19% / reading 39% proficiency, ranked #21 of 39 in RI (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+11.7%/yr); 114 active listings in the ZIP; solid renter incomes; 311 units permitted in Washington County in 2024 (45 in 5+ unit buildings).
• At $8,606/mo this rent would consume 106% of the median local household income ($97k/yr) (locally 577% 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.
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $214k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($754k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $490k; list at $765k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $753,525 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.12% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $543,824
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Pleasant St	0.17mi	6/3.0 (+1)	3,263 (-2%)	13mo	$535,000	$164	74
12 Batterson Ave	0.54mi	5/3.0	3,520 (+6%)	1mo	$600,000	$170	64
19 Pond St	0.35mi	6/2.0 (+1)	3,180 (-4%)	8mo	$499,000	$157	62
65 Pleasant St	0.38mi	5/2.0	3,088 (-7%)	21mo	$385,000	$125	50

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: 6.0%
• Equity multiple: 1.25×
• Total profit: $52,555
• Equity at exit: $114,064

10-year hold

• IRR: 19.2%
• Equity multiple: 2.97×
• Total profit: $420,922
• Equity at exit: $66,143

Cash invested: $214,200 (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 02891

• Home prices YoY: -28.2%
• Rents YoY: 11.7%
• Active inventory: 114
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $8,606 high
• Mortgage (P&I): −$4,012
• Tax from tax record: −$408 /mo · $4,891/yr
• Insurance: −$319
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,807
• Net cashflow: $2,061

Break-even live

Break-even rent $5,998

Max offer price $765,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,494	-5% $2,277	+0% $2,061	+5% $1,844	+10% $1,628
Rent	-10% $1,381	-5% $1,721	+0% $2,061	+5% $2,401	+10% $2,741
Rate	-1.0pp $2,446	-0.5pp $2,255	base $2,061	+0.5pp $1,862	+1.0pp $1,661

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	4	$8,607
Total (3 units)			$8,606

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: $191,250
• Closing costs: $22,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-13
   statusdays on market $765,000 Pending 22 DOM
2. 2026-06-09
   days on market $765,000 Active 21 DOM
3. 2026-06-08
   days on market $765,000 Active 20 DOM
4. 2026-06-07
   days on market $765,000 Active 19 DOM
5. 2026-06-05
   days on market $765,000 Active 16 DOM
6. 2026-06-03
   days on market $765,000 Active 15 DOM
7. 2026-06-02
   days on market $765,000 Active 14 DOM
8. 2026-06-01
   days on market $765,000 Active 13 DOM
9. 2026-05-31
   days on market $765,000 Active 12 DOM
10. 2026-05-19
    listed $765,000 Active
11. 2020-11-06
    soldstatus $490,000 Closed 1589-char remark

    Show marketing remark (1589 chars)

    A rare opportunity; Strong income producing 3 family on 0.28 acres in Westerly, RI, located 0.5 from downtown Westerly, Train Station, Shopping, Wilcox Park, & a short drive to its pristine beaches. Classic 1st unit; Restored turn of the century craftsmanship, original oak crown moldings, solid oak floors & doors w/ original copper & brass hardware. Foyer opens to living room w/ dental brick detailed hearth. The dining areas large built in oak buffet w/ beveled glass back & leaded glass china closet above to display your treasures. Country kitchen will delight w/ original restored ceiling height cabinetry, stainless gas stove, refrigerator, micro/convection oven, custom spice cabinet, & original porcelain tile floor extends to full bath & hallway w/ 3 beds where you can view the 45-50 assorted plantings. A green thumb delights! Restore your serenity in cozy & light, restored 9X15 room w/ shower nestled on 1st floor w/ separate entry. Enter the 2nd floor hallway & stairs leading to the roomy 1 bed, 1 bath apt w/ eat in kitchen, spacious living room, study & full bath. 2 entrances for the cozy 3 room apt w/ full bath & eat in kitchen on 2nd floor, w/ stairs to large attic. Common basement w/ coin op dryer & new washer w/ 4 separate rooms for storage. All 3 units have separate heat, elec. , natural gas, public water & sewer. Unique to this property is the 3-bay over-sized garage w/ attic. The 3rd bay has an attached drive thru 24X24 garage w/ trussed ceilings, elec. & separate back entrance.

12. 2020-11-06
    soldstatus $490,000

    Show marketing remark (1589 chars)

    A rare opportunity; Strong income producing 3 family on 0.28 acres in Westerly, RI, located 0.5 from downtown Westerly, Train Station, Shopping, Wilcox Park, & a short drive to its pristine beaches. Classic 1st unit; Restored turn of the century craftsmanship, original oak crown moldings, solid oak floors & doors w/ original copper & brass hardware. Foyer opens to living room w/ dental brick detailed hearth. The dining areas large built in oak buffet w/ beveled glass back & leaded glass china closet above to display your treasures. Country kitchen will delight w/ original restored ceiling height cabinetry, stainless gas stove, refrigerator, micro/convection oven, custom spice cabinet, & original porcelain tile floor extends to full bath & hallway w/ 3 beds where you can view the 45-50 assorted plantings. A green thumb delights! Restore your serenity in cozy & light, restored 9X15 room w/ shower nestled on 1st floor w/ separate entry. Enter the 2nd floor hallway & stairs leading to the roomy 1 bed, 1 bath apt w/ eat in kitchen, spacious living room, study & full bath. 2 entrances for the cozy 3 room apt w/ full bath & eat in kitchen on 2nd floor, w/ stairs to large attic. Common basement w/ coin op dryer & new washer w/ 4 separate rooms for storage. All 3 units have separate heat, elec. , natural gas, public water & sewer. Unique to this property is the 3-bay over-sized garage w/ attic. The 3rd bay has an attached drive thru 24X24 garage w/ trussed ceilings, elec. & separate back entrance.

13. 2020-09-29
    status Pending 1589-char remark

    Show marketing remark (1589 chars)

    A rare opportunity; Strong income producing 3 family on 0.28 acres in Westerly, RI, located 0.5 from downtown Westerly, Train Station, Shopping, Wilcox Park, & a short drive to its pristine beaches. Classic 1st unit; Restored turn of the century craftsmanship, original oak crown moldings, solid oak floors & doors w/ original copper & brass hardware. Foyer opens to living room w/ dental brick detailed hearth. The dining areas large built in oak buffet w/ beveled glass back & leaded glass china closet above to display your treasures. Country kitchen will delight w/ original restored ceiling height cabinetry, stainless gas stove, refrigerator, micro/convection oven, custom spice cabinet, & original porcelain tile floor extends to full bath & hallway w/ 3 beds where you can view the 45-50 assorted plantings. A green thumb delights! Restore your serenity in cozy & light, restored 9X15 room w/ shower nestled on 1st floor w/ separate entry. Enter the 2nd floor hallway & stairs leading to the roomy 1 bed, 1 bath apt w/ eat in kitchen, spacious living room, study & full bath. 2 entrances for the cozy 3 room apt w/ full bath & eat in kitchen on 2nd floor, w/ stairs to large attic. Common basement w/ coin op dryer & new washer w/ 4 separate rooms for storage. All 3 units have separate heat, elec. , natural gas, public water & sewer. Unique to this property is the 3-bay over-sized garage w/ attic. The 3rd bay has an attached drive thru 24X24 garage w/ trussed ceilings, elec. & separate back entrance.

14. 2020-09-27
    historical Active Under Contract 1589-char remark

    Show marketing remark (1589 chars)

    A rare opportunity; Strong income producing 3 family on 0.28 acres in Westerly, RI, located 0.5 from downtown Westerly, Train Station, Shopping, Wilcox Park, & a short drive to its pristine beaches. Classic 1st unit; Restored turn of the century craftsmanship, original oak crown moldings, solid oak floors & doors w/ original copper & brass hardware. Foyer opens to living room w/ dental brick detailed hearth. The dining areas large built in oak buffet w/ beveled glass back & leaded glass china closet above to display your treasures. Country kitchen will delight w/ original restored ceiling height cabinetry, stainless gas stove, refrigerator, micro/convection oven, custom spice cabinet, & original porcelain tile floor extends to full bath & hallway w/ 3 beds where you can view the 45-50 assorted plantings. A green thumb delights! Restore your serenity in cozy & light, restored 9X15 room w/ shower nestled on 1st floor w/ separate entry. Enter the 2nd floor hallway & stairs leading to the roomy 1 bed, 1 bath apt w/ eat in kitchen, spacious living room, study & full bath. 2 entrances for the cozy 3 room apt w/ full bath & eat in kitchen on 2nd floor, w/ stairs to large attic. Common basement w/ coin op dryer & new washer w/ 4 separate rooms for storage. All 3 units have separate heat, elec. , natural gas, public water & sewer. Unique to this property is the 3-bay over-sized garage w/ attic. The 3rd bay has an attached drive thru 24X24 garage w/ trussed ceilings, elec. & separate back entrance.

15. 2020-09-22
    status Active 1589-char remark

    Show marketing remark (1589 chars)

    A rare opportunity; Strong income producing 3 family on 0.28 acres in Westerly, RI, located 0.5 from downtown Westerly, Train Station, Shopping, Wilcox Park, & a short drive to its pristine beaches. Classic 1st unit; Restored turn of the century craftsmanship, original oak crown moldings, solid oak floors & doors w/ original copper & brass hardware. Foyer opens to living room w/ dental brick detailed hearth. The dining areas large built in oak buffet w/ beveled glass back & leaded glass china closet above to display your treasures. Country kitchen will delight w/ original restored ceiling height cabinetry, stainless gas stove, refrigerator, micro/convection oven, custom spice cabinet, & original porcelain tile floor extends to full bath & hallway w/ 3 beds where you can view the 45-50 assorted plantings. A green thumb delights! Restore your serenity in cozy & light, restored 9X15 room w/ shower nestled on 1st floor w/ separate entry. Enter the 2nd floor hallway & stairs leading to the roomy 1 bed, 1 bath apt w/ eat in kitchen, spacious living room, study & full bath. 2 entrances for the cozy 3 room apt w/ full bath & eat in kitchen on 2nd floor, w/ stairs to large attic. Common basement w/ coin op dryer & new washer w/ 4 separate rooms for storage. All 3 units have separate heat, elec. , natural gas, public water & sewer. Unique to this property is the 3-bay over-sized garage w/ attic. The 3rd bay has an attached drive thru 24X24 garage w/ trussed ceilings, elec. & separate back entrance.

16. 2020-08-27
    historical Active Under Contract 1589-char remark

    Show marketing remark (1589 chars)

    A rare opportunity; Strong income producing 3 family on 0.28 acres in Westerly, RI, located 0.5 from downtown Westerly, Train Station, Shopping, Wilcox Park, & a short drive to its pristine beaches. Classic 1st unit; Restored turn of the century craftsmanship, original oak crown moldings, solid oak floors & doors w/ original copper & brass hardware. Foyer opens to living room w/ dental brick detailed hearth. The dining areas large built in oak buffet w/ beveled glass back & leaded glass china closet above to display your treasures. Country kitchen will delight w/ original restored ceiling height cabinetry, stainless gas stove, refrigerator, micro/convection oven, custom spice cabinet, & original porcelain tile floor extends to full bath & hallway w/ 3 beds where you can view the 45-50 assorted plantings. A green thumb delights! Restore your serenity in cozy & light, restored 9X15 room w/ shower nestled on 1st floor w/ separate entry. Enter the 2nd floor hallway & stairs leading to the roomy 1 bed, 1 bath apt w/ eat in kitchen, spacious living room, study & full bath. 2 entrances for the cozy 3 room apt w/ full bath & eat in kitchen on 2nd floor, w/ stairs to large attic. Common basement w/ coin op dryer & new washer w/ 4 separate rooms for storage. All 3 units have separate heat, elec. , natural gas, public water & sewer. Unique to this property is the 3-bay over-sized garage w/ attic. The 3rd bay has an attached drive thru 24X24 garage w/ trussed ceilings, elec. & separate back entrance.

17. 2020-08-17
    listed $479,000 Active 1589-char remark

    Show marketing remark (1589 chars)

    A rare opportunity; Strong income producing 3 family on 0.28 acres in Westerly, RI, located 0.5 from downtown Westerly, Train Station, Shopping, Wilcox Park, & a short drive to its pristine beaches. Classic 1st unit; Restored turn of the century craftsmanship, original oak crown moldings, solid oak floors & doors w/ original copper & brass hardware. Foyer opens to living room w/ dental brick detailed hearth. The dining areas large built in oak buffet w/ beveled glass back & leaded glass china closet above to display your treasures. Country kitchen will delight w/ original restored ceiling height cabinetry, stainless gas stove, refrigerator, micro/convection oven, custom spice cabinet, & original porcelain tile floor extends to full bath & hallway w/ 3 beds where you can view the 45-50 assorted plantings. A green thumb delights! Restore your serenity in cozy & light, restored 9X15 room w/ shower nestled on 1st floor w/ separate entry. Enter the 2nd floor hallway & stairs leading to the roomy 1 bed, 1 bath apt w/ eat in kitchen, spacious living room, study & full bath. 2 entrances for the cozy 3 room apt w/ full bath & eat in kitchen on 2nd floor, w/ stairs to large attic. Common basement w/ coin op dryer & new washer w/ 4 separate rooms for storage. All 3 units have separate heat, elec. , natural gas, public water & sewer. Unique to this property is the 3-bay over-sized garage w/ attic. The 3rd bay has an attached drive thru 24X24 garage w/ trussed ceilings, elec. & separate back entrance.

18. 2015-06-08
    soldstatus $265,000 Sold 207-char remark

    Show marketing remark (207 chars)

    3 FAMILY IN VERY GOOD CONDITION- 2ND FLOOR UNITS RENOVATED-ALL CITY UTILITIES-WALK TO DOWNTOWN-SPACIOUS 3 BEDROOM 1ST FLOOR APARTMENT-POTENTIAL FOR MORE INCOME - DETACHED 3 CAR GARAGE WITH SPACIOUS WORKSHOP.

19. 2015-06-08
    soldstatus $265,000

    Show marketing remark (207 chars)

    3 FAMILY IN VERY GOOD CONDITION- 2ND FLOOR UNITS RENOVATED-ALL CITY UTILITIES-WALK TO DOWNTOWN-SPACIOUS 3 BEDROOM 1ST FLOOR APARTMENT-POTENTIAL FOR MORE INCOME - DETACHED 3 CAR GARAGE WITH SPACIOUS WORKSHOP.

20. 2015-03-10
    historical Contingent - Soliciting Back-up Offers 207-char remark

    Show marketing remark (207 chars)

    3 FAMILY IN VERY GOOD CONDITION- 2ND FLOOR UNITS RENOVATED-ALL CITY UTILITIES-WALK TO DOWNTOWN-SPACIOUS 3 BEDROOM 1ST FLOOR APARTMENT-POTENTIAL FOR MORE INCOME - DETACHED 3 CAR GARAGE WITH SPACIOUS WORKSHOP.

21. 2015-01-28
    price $299,000 207-char remark

    Show marketing remark (207 chars)

    3 FAMILY IN VERY GOOD CONDITION- 2ND FLOOR UNITS RENOVATED-ALL CITY UTILITIES-WALK TO DOWNTOWN-SPACIOUS 3 BEDROOM 1ST FLOOR APARTMENT-POTENTIAL FOR MORE INCOME - DETACHED 3 CAR GARAGE WITH SPACIOUS WORKSHOP.

22. 2014-12-30
    listed $325,000 Active - New 207-char remark

    Show marketing remark (207 chars)

    3 FAMILY IN VERY GOOD CONDITION- 2ND FLOOR UNITS RENOVATED-ALL CITY UTILITIES-WALK TO DOWNTOWN-SPACIOUS 3 BEDROOM 1ST FLOOR APARTMENT-POTENTIAL FOR MORE INCOME - DETACHED 3 CAR GARAGE WITH SPACIOUS WORKSHOP.

23. 2013-12-19
    price $199,900
24. 2013-06-07
    soldstatus $180,000
25. 2013-05-14
    historical
26. 2012-09-19
    listed $279,000

ⓘ 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: $4,891 · $408/mo
• Projected year-2 tax: $8,680 · $723/mo
• Expected delta: +$3,789/yr (+$316/mo · 77.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $103,272
• − Mortgage interest: −$42,852
• − Property taxes: −$4,891
• − Insurance: −$3,825
• − Repairs & maintenance: −$8,262
• − Management: −$8,262
• − Depreciation: −$22,255
• Taxable income: $12,926
• Est. tax owed @ 24.0%: −$3,102
• After-tax cash flow: $21,626/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: Westerly
• NCES district ID: 4401170
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $60,021
• Composite: 26.25/100
• National rank: #7257
• State rank: #21 of 39 in RI

Livability — Westerly

• Score: 74/100
• State rank: #10
• US rank: #4529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westerly, RI
• County: Washington County · 79,886 people
• City population: 21,587
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 21,587
• Household income: $97,110
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 577.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 123,856 people
• By 2030: 121,962 · -1.5%
• By 2040: 115,902 · -6.4%
• By 2050: 107,078 · -13.5%
• By 2075: 92,575 · -25.3%
• By 2100: 77,407 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Chinese 2% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: D (+15.0) · D 56.4% · R 41.4% · Other 2.3%
• 2008→2024 swing: -24.3pp toward R · 2008: 39.3pp · 2024: 15.0pp
• All cycles: 2024: D+15.0 2020: D+19.4 2016: D+10.0 2012: D+16.8 2008: D+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -145.15%
• Current HPI: 369.8844
• Rent YoY: ▲ 11.73%
• 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

+174.2% since first listed

17 events — show timeline

• 2026-05-19 Listed $765,000 RIS
• 2020-11-06 Sold (Public Records) $490,000 Public Records
• 2020-11-06 Sold (MLS) $490,000 RIS
• 2020-09-29 Pending — RIS
• 2020-09-27 Contingent — RIS
• 2020-09-22 Relisted — RIS
• 2020-08-27 Contingent — RIS
• 2020-08-17 Listed $479,000 RIS
• 2015-06-08 Sold (Public Records) $265,000 Public Records
• 2015-06-08 Sold (MLS) $265,000 RIS
• 2015-03-10 Contingent — RIS
• 2015-01-28 Price Changed $299,000 RIS
• 2014-12-30 Listed $325,000 RIS
• 2013-12-19 Price Changed $199,900 RIS
• 2013-06-07 Sold (MLS) $180,000 RIS
• 2013-05-14 Listing Removed — RIS
• 2012-09-19 Listed $279,000 RIS

Property tax history

+4.5%/yr

Latest (2025): $4,891 · +6.3% YoY. Source: county tax records.