55 Marshall Ave · Warwick, RI 02886

$469,800

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 1 Days on market

Built 1968 9,148 sqft lot Est $412k · 14% over

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Why this score? — see what drove the F 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 +5.4/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +1.2/15.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well cared for 3 bedroom ranch , located at the end of a cul-de-sac, in the desired neighborhood of Nausaket! Plenty of parking in the half moon driveway and oversized two car garage. This home boasts three full bedrooms, one full bath, and an updated kitchen. The possibilities are endless with the large, semi finished, walkout, basement that leads to a large fenced in backyard just waiting for the perfect landscaping. This house wont last long.

Key facts

• Full bathroom
• First floor laundry
• Half moon driveway

Tags

• FIRST FLOOR LAUNDRY
• FINISHED WALKOUT BASEMENT
• FULL BATHROOM
• WALK IN SHOWER
• ATTACHED 2 CAR GARAGE
• HALF MOON DRIVEWAY

Property features AI

Finance

• HOA & community: Community amenities include pool and recreation area

Exterior

• Parking: Attached garage; Two covered garage spaces (2-car garage); Total parking for up to 8 vehicles
• Utilities: Sewer connected; Water connected; 200+ amp electrical service
• Home design: Single-story home
• Construction: Vinyl siding; Concrete perimeter foundation; Built with one story
• Exterior features: Lot with about 0.21 acres; Walk-out basement; Near highway access, marina, hospital, schools, pool, recreation area, restaurants, and shopping

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Flooring: Ceramic tile; Hardwood; Laminate; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Full finished walk-out basement; Bathtub and stall/tub shower options
• Laundry & utility: Washer; Dryer; Gas water heater; Tankless water heater; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (38.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (46.0% below list).
• Recommended offer: $254k (46.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#6 in RI, #2,425 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, housing A+; Watch: schools D+, amenities F.
• Warwick (urban): math 15% / reading 32% proficiency, ranked #25 of 39 in RI (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 118 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 471 units permitted in Kent County in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Kent County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $323k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,814 (46.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.54% ✗
• Cap rate: 3.67%
• Cash-on-cash: -9.36%
• DSCR: 0.58
• GRM: 15.4

CMA / ARV

• ARV (on-the-fly): $412,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Asylum Rd	0.37mi	3/1.0	1,008 (-0%)	1mo	$430,000	$427	82
288 Cove Ave	0.33mi	3/1.0	1,004 (-1%)	4mo	$420,000	$418	80
48 Wellington Ave	0.24mi	3/1.0	960 (-5%)	9mo	$440,000	$458	73
71 Macarthur Dr	0.17mi	2/1.0 (-1)	1,080 (+7%)	7mo	$362,500	$336	70
77 Buttonwoods Ave	0.46mi	3/1.0	972 (-4%)	4mo	$397,000	$408	68
190 White Ave	0.23mi	3/1.0	912 (-10%)	10mo	$379,000	$416	65
136 Missouri Dr	0.38mi	3/1.0	1,152 (+14%)	1mo	$417,500	$362	58
11 Midway Dr	0.24mi	2/1.0 (-1)	1,152 (+14%)	3mo	$417,500	$362	57
65 Almy St	0.63mi	3/1.0	1,080 (+7%)	4mo	$390,000	$361	56
28 Wesleyan Ave	0.69mi	3/1.0	960 (-5%)	9mo	$401,000	$418	52
201 Hollis Ave	0.71mi	2/1.0 (-1)	940 (-7%)	3mo	$335,000	$356	48
49 Cottage Grove Ave	0.75mi	3/1.5	1,124 (+11%)	10mo	$350,000	$311	36

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: -33.0%
• Equity multiple: -0.08×
• Total profit: $-141,556
• Equity at exit: $70,049

10-year hold

• IRR: -40.0%
• Equity multiple: -0.58×
• Total profit: $-207,775
• Equity at exit: $40,620

Cash invested: $131,544 (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 02886

• Active inventory: 118
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,538 high
• Mortgage (P&I): −$2,464
• Tax from tax record: −$372 /mo · $4,458/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-1,026

Break-even live

Break-even rent $3,837

Max offer price $288,588

Occupancy floor —

Sensitivity live

Price	-10% $-760	-5% $-893	+0% $-1,026	+5% $-1,159	+10% $-1,292
Rent	-10% $-1,226	-5% $-1,126	+0% $-1,026	+5% $-926	+10% $-825
Rate	-1.0pp $-789	-0.5pp $-906	base $-1,026	+0.5pp $-1,148	+1.0pp $-1,271

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: $117,450
• Closing costs: $14,094
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Moccasin Dr Warwick, RI	2.0	1.0	930	$2,350	$2.53	18d	1	0.43mi
168 Main Ave Warwick, RI	2.0	1.0	800	$2,500	$3.12	18d	1	0.47mi
191 Shand Ave Warwick, RI	2.0	1.0	900	$3,000	$3.33	21d	1	0.69mi
3524 W Shore Rd Warwick, RI	1.0–2.0	1.0–1.5	910	$2,500	$2.75	44d	2	1.00mi
3524 W Shore Rd #505 Warwick, RI	2.0	1.5	1100	$2,500	$2.27	45d	1	1.00mi
185 Ottawa Ave Warwick, RI	2.0	2.0	928	$2,450	$2.64	24d	1	1.47mi

Listing history 2 events

1. 2026-06-08
   remarks 699-char remark
2. 2026-06-08
   listed $469,800 Active 1 DOM

ⓘ 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: $4,458 · $372/mo
• Projected year-2 tax: $6,058 · $505/mo
• Expected delta: +$1,600/yr (+$133/mo · 35.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,458
• − Mortgage interest: −$26,316
• − Property taxes: −$4,458
• − Insurance: −$2,349
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$13,667
• Taxable loss: −$21,206
• Est. tax savings @ 24.0%: +$5,089
• After-tax cash flow: $-7,220/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: Warwick
• NCES district ID: 4401110
• Math proficiency: 15% ▼ -11.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $63,420
• Composite: 22.03/100
• National rank: #8203
• State rank: #25 of 39 in RI

Livability — Warwick

• Score: 78/100
• State rank: #6
• US rank: #2425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warwick, RI
• City population: 108,434
• Population (ZIP): 30,925

Population outlook (Kent County) Hauer SSP2

• Today (2025): 160,994 people
• By 2030: 157,428 · -2.2%
• By 2040: 148,389 · -7.8%
• By 2050: 137,995 · -14.3%
• By 2075: 118,536 · -26.4%
• By 2100: 102,266 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Asian 4% Black 2%
• Common ancestry: Lithuanian 8% Russian 7% Romanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 2% Other Asian/Pacific 2% Other Indo-European 2%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 49.9% · R 48.1% · Other 2.0%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.5pp · 2024: 1.9pp
• All cycles: 2024: D+1.9 2020: D+7.6 2016: R+0.7 2012: D+18.4 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -425.54%
• Current HPI: 350.8111
• 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
▸Financial Services	1	$8B
▸Consumer Goods	1	$4B

Price history

+123.7% since first listed

7 events — show timeline

• 2026-06-08 Listed $469,800 RIS
• 2022-03-31 Sold (Public Records) $322,800 Public Records
• 2022-03-31 Sold (MLS) $322,800 RIS
• 2022-01-14 Pending — RIS
• 2021-12-27 Contingent — RIS
• 2021-12-14 Listed $309,999 RIS
• 2021-12-07 Sold (Public Records) $210,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,458 · +6.2% YoY. Source: county tax records.