7 Pine Orchard Rd · Chepachet, RI 02814

$575,000

3 bd · 2.5 ba · 1,206 sqft · SingleFamily public records · 5 Days on market

Built 2019 0.81 ac lot $477/sqft · 55% above area Est $553k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +5.7/15.0
• Schools +5.1/10.0
• Cash flow +3.8/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

New Construction - Three bed 2.5 bath with full walk-out basement to private back yard. Features 3 beds, 2.5 baths, over-sized deck, finished basement, granite counter tops, stainless Samsung appliances, Navien hot water, central a/c, two car garage. Close to Echo Lake and Sprague Farm Land Trust hiking trails.

Key facts

• Newer built home
• Private backyard
• Custom patio

Tags

• MOVE IN READY
• NEWER BUILT HOME
• OPEN AND FUNCTIONAL LAYOUT
• FINISHED WALKOUT BASEMENT
• CUSTOM PATIO
• PRIVATE BACKYARD

Property features AI

Finance

• HOA & community: Community amenities include pool, recreation area, tennis courts, nearby shopping and restaurants, and proximity to schools

Exterior

• Parking: Attached 2-car garage; Built-in garage; total parking for 6 vehicles (2 covered spaces)
• Utilities: 100 amp electric; Well water; Septic system
• Home design: 2-story home; Concrete perimeter foundation
• Construction: Vinyl siding; Drywall
• Exterior features: Deck; Patio; Paved driveway; Wooded lot

Interior

• Kitchen: Oven; Range; Microwave; Dishwasher; Refrigerator; Gas water heater
• Bedrooms: Includes bedrooms (total rooms include bedrooms; 5 total rooms listed)
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (gas and propane); Central air conditioning
• Interior features: Tub/shower; Partially finished basement with both interior and exterior entry; Storage space
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (51.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (53.7% below list).
• Recommended offer: $266k (53.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#9 in RI, #4,347 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Glocester (rural): math 46% / reading 66% proficiency, ranked #4 of 39 in RI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 39 active listings in the ZIP; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).

Forward outlook

• In year one you build about $61k of equity ($4k loan paydown + $58k appreciation (10.0% local appreciation)).
• Providence County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$99k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Recommended offer $266,172 (53.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.46% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.39%
• DSCR: 0.45
• GRM: 18.0

CMA / ARV

• ARV (median comp): $552,754
• List price: $575,000
• Delta: 4.02%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 First Rd	0.61mi	3/1.5	1,188 (-2%)	18mo	$365,000	$307	50
33 Pine Rd	0.40mi	3/1.5	1,056 (-12%)	20mo	$350,000	$331	40
191 Echo Rd	0.46mi	2/2.0 (-1)	1,353 (+12%)	24mo	$575,000	$425	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.29×
• Total profit: $207,212
• Equity at exit: $518,006

10-year hold

• IRR: 15.1%
• Equity multiple: 5.31×
• Total profit: $693,277
• Equity at exit: $1,117,099

Cash invested: $161,000 (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 02814

• Home prices YoY: 3.0%
• Active inventory: 39
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $2,662 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$510 /mo · $6,119/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-1,662

Break-even live

Break-even rent $4,766

Max offer price $281,382

Occupancy floor —

Sensitivity live

Price	-10% $-1,337	-5% $-1,499	+0% $-1,662	+5% $-1,825	+10% $-1,988
Rent	-10% $-1,872	-5% $-1,767	+0% $-1,662	+5% $-1,557	+10% $-1,452
Rate	-1.0pp $-1,373	-0.5pp $-1,516	base $-1,662	+0.5pp $-1,811	+1.0pp $-1,963

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   listed $575,000 Active 1215-char remark
2. 2020-07-01
   soldstatus $380,000 Closed 312-char remark

   Show marketing remark (312 chars)

   New Construction - Three bed 2.5 bath with full walk-out basement to private back yard. Features 3 beds, 2.5 baths, over-sized deck, finished basement, granite counter tops, stainless Samsung appliances, Navien hot water, central a/c, two car garage. Close to Echo Lake and Sprague Farm Land Trust hiking trails.

3. 2020-07-01
   soldstatus $380,000

   Show marketing remark (312 chars)

   New Construction - Three bed 2.5 bath with full walk-out basement to private back yard. Features 3 beds, 2.5 baths, over-sized deck, finished basement, granite counter tops, stainless Samsung appliances, Navien hot water, central a/c, two car garage. Close to Echo Lake and Sprague Farm Land Trust hiking trails.

4. 2020-06-05
   status Pending 312-char remark

   Show marketing remark (312 chars)

   New Construction - Three bed 2.5 bath with full walk-out basement to private back yard. Features 3 beds, 2.5 baths, over-sized deck, finished basement, granite counter tops, stainless Samsung appliances, Navien hot water, central a/c, two car garage. Close to Echo Lake and Sprague Farm Land Trust hiking trails.

5. 2020-05-27
   listed $375,000 Active 312-char remark

   Show marketing remark (312 chars)

   New Construction - Three bed 2.5 bath with full walk-out basement to private back yard. Features 3 beds, 2.5 baths, over-sized deck, finished basement, granite counter tops, stainless Samsung appliances, Navien hot water, central a/c, two car garage. Close to Echo Lake and Sprague Farm Land Trust hiking trails.

6. 2019-09-23
   status Pending
7. 2019-09-23
   price $375,000
8. 2019-09-23
   historical
9. 2019-09-13
   listed $349,900 Active

ⓘ 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: $6,119 · $510/mo
• Projected year-2 tax: $7,746 · $645/mo
• Expected delta: +$1,627/yr (+$136/mo · 26.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,941
• − Mortgage interest: −$32,209
• − Property taxes: −$6,119
• − Insurance: −$2,875
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − Depreciation: −$16,727
• Taxable loss: −$31,100
• Est. tax savings @ 24.0%: +$7,464
• After-tax cash flow: $-12,481/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: Glocester
• NCES district ID: 4400450
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $81,483
• Composite: 50.69/100
• National rank: #1822
• State rank: #4 of 39 in RI

Livability — Chepachet

• Score: 75/100
• State rank: #9
• US rank: #4347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,421

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: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 13% Romanian 5% Russian 5%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

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: ▲ 11.23%
• Current HPI: 383.6236
• 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

+67.2% since first listed

11 events — show timeline

• 2026-06-17 Sold (MLS) $585,000 RIS
• 2026-05-19 Pending — RIS
• 2026-05-14 Listed $575,000 RIS
• 2020-07-01 Sold (Public Records) $380,000 Public Records
• 2020-07-01 Sold (MLS) $380,000 RIS
• 2020-06-05 Pending — RIS
• 2020-05-27 Listed $375,000 RIS
• 2019-09-23 Pending — RIS
• 2019-09-23 Listing Removed — RIS
• 2019-09-23 Price Changed $375,000 RIS
• 2019-09-13 Listed $349,900 RIS

Property tax history

+7.9%/yr

Latest (2025): $6,119 · +2.9% YoY. Source: county tax records.