72 Moore St · Central Falls, RI 02863

$539,000

4 bd · 3.0 ba · 2,420 sqft · MultiFamily public records · 11 Days on market

Built 1900 3,485 sqft lot $223/sqft · 15% below area Est $631k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.0/15.0
• Cash flow +7.5/30.0
• Appreciation +7.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.5/10.0
• Schools +0.4/10.0

Multi-family units

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

Listing remarks MLS

Highest & Best offers due 9/9, Monday at 6pm. Please check disclosures for solar information. I will have complete info on the contract for solar panels this week.

Key facts

• Off street parking
• Two family residence
• Move in ready

Tags

• TWO FAMILY RESIDENCE
• PARTIALLY FINISHED BASEMENT
• AMPLE STORAGE
• OFF STREET PARKING
• MOVE IN READY

Property features AI

Finance

• HOA & community: Community features include highway access, nearby schools, public transportation, restaurants and shopping

Exterior

• Parking: No garage; Space for 5 vehicles
• Utilities: Public water connected; Public sewer connected; Electric service: 100 amp with circuit breakers
• Home design: Two-story multifamily building; Single building with two units; Above-grade finished area approximately 2,420 sq ft
• Construction: Vinyl siding; Drywall interior
• Exterior features: R2 zoning; Lot approximately 3,485 sq ft

Interior

• Kitchen: Oven; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas heating; Baseboard hot water/steam heating
• Interior features: Attic; Stall shower; Has basement with interior entry; partially finished
• Laundry & utility: Washer and dryer; Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $539k.

Deal economics

• At list price, monthly cash flow is $-662 ($-8k/yr) — negative. Per door: $-331/mo.
• To cash-flow at today's rent, offer at most $422k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (35.0% below list).
• Recommended offer: $350k (35.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#21 in RI) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing B; Watch: schools F, amenities F, commute F.
• Central Falls (suburban): math 2% / reading 8% proficiency, ranked #38 of 39 in RI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $3,505/mo this rent would consume 85% of the median local household income ($49k/yr) (locally 1380% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $28k of equity ($4k loan paydown + $25k appreciation (4.6% 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,500 (35.0% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 12.8

CMA / ARV

• ARV (median comp): $630,591
• List price: $539,000
• Delta: -14.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Moore St	0.00mi	5/3.0 (+1)	2,400 (-1%)	20mo	$500,000	$208	77
140 Valley St	0.25mi	4/2.0	2,302 (-5%)	13mo	$495,000	$215	65
66 Aetna St	0.44mi	5/4.0 (+1)	2,576 (+6%)	10mo	$580,000	$225	51
30 Sumner St	0.54mi	4/2.0	2,340 (-3%)	22mo	$450,000	$192	46
22 Pacific St	0.65mi	5/2.5 (+1)	2,689 (+11%)	9mo	$470,000	$175	37
13 15 Chestnut Ave	0.70mi	4/2.0	2,205 (-9%)	19mo	$565,000	$256	32
1032 Smithfield Ave	0.74mi	5/2.5 (+1)	2,143 (-11%)	12mo	$655,000	$306	29

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

Projected returns pro-forma

4.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.46×
• Total profit: $68,931
• Equity at exit: $291,618

10-year hold

• IRR: 9.4%
• Equity multiple: 2.66×
• Total profit: $251,157
• Equity at exit: $492,217

Cash invested: $150,920 (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 02863

• Home prices YoY: 1.2%
• Active inventory: 33
• Price-to-rent: 25.6×

Monthly cashflow live

• Estimated rent: $3,505 high
• Mortgage (P&I): −$2,827
• Tax from tax record: −$380 /mo · $4,560/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $-662

Break-even live

Break-even rent $4,343

Max offer price $422,018

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,506
Total (2 units)			$3,505

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Hadwin St Unit 2 Central Falls, RI	3.0	1.0	2800	$2,150	$0.77	4d	1	0.73mi
46 Mary St Pawtucket, RI	3.0	2.0	1600	$2,250	$1.41	43d	1	1.14mi
40 Olney Ave Lincoln, RI	4.0	3.0	2443	$3,600	$1.47	1d	1	1.38mi

Listing history 23 events

1. 2026-05-16
   status Pending 826-char remark
2. 2026-05-13
   status Active 826-char remark
3. 2026-05-11
   status Pending 826-char remark
4. 2026-05-04
   listed $539,000 Active 826-char remark
5. 2024-10-15
   soldstatus $500,000 Closed 169-char remark

   Show marketing remark (169 chars)

   Highest & Best offers due 9/9, Monday at 6pm. Please check disclosures for solar information. I will have complete info on the contract for solar panels this week.

6. 2024-09-12
   status Pending 169-char remark

   Show marketing remark (169 chars)

   Highest & Best offers due 9/9, Monday at 6pm. Please check disclosures for solar information. I will have complete info on the contract for solar panels this week.

7. 2024-09-03
   listed $450,000 Active 169-char remark

   Show marketing remark (169 chars)

   Highest & Best offers due 9/9, Monday at 6pm. Please check disclosures for solar information. I will have complete info on the contract for solar panels this week.

8. 2019-09-20
   price $154,900

   Show marketing remark (131 chars)

   GREAT HOME ALL REDONE READY TO OCCUPY. NICE KITCHEN AND LARGE MODERN BATHROOM. HAS 2 FAMILY ZONING HAS BEEN USED AS A SINGLE FAMILY

9. 2017-11-01
   soldstatus $180,000 Sold
10. 2017-10-31
    soldstatus $180,000
11. 2017-08-03
    status Pending
12. 2017-03-20
    listed $189,000 Active
13. 2016-11-08
    price $245,000
14. 2007-01-11
    historical
15. 2006-08-29
    listed $299,000
16. 2005-09-08
    historical
17. 2005-04-19
    listed $249,900
18. 2004-02-27
    soldstatus $165,000
19. 2004-02-26
    soldstatus $164,900

    Show marketing remark (131 chars)

    GREAT HOME ALL REDONE READY TO OCCUPY. NICE KITCHEN AND LARGE MODERN BATHROOM. HAS 2 FAMILY ZONING HAS BEEN USED AS A SINGLE FAMILY

20. 2004-02-05
    historical

    Show marketing remark (131 chars)

    GREAT HOME ALL REDONE READY TO OCCUPY. NICE KITCHEN AND LARGE MODERN BATHROOM. HAS 2 FAMILY ZONING HAS BEEN USED AS A SINGLE FAMILY

21. 2004-01-14
    historical
22. 2003-12-19
    listed $164,900

    Show marketing remark (131 chars)

    GREAT HOME ALL REDONE READY TO OCCUPY. NICE KITCHEN AND LARGE MODERN BATHROOM. HAS 2 FAMILY ZONING HAS BEEN USED AS A SINGLE FAMILY

23. 2003-10-01
    listed $164,900

ⓘ 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: $4,560 · $380/mo
• Projected year-2 tax: $6,673 · $556/mo
• Expected delta: +$2,113/yr (+$176/mo · 46.3%)

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $42,060
• − Mortgage interest: −$30,192
• − Property taxes: −$4,560
• − Insurance: −$2,695
• − Repairs & maintenance: −$3,365
• − Management: −$3,365
• − Depreciation: −$15,680
• Taxable loss: −$17,797
• Est. tax savings @ 24.0%: +$4,271
• After-tax cash flow: $-3,675/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: Central Falls
• NCES district ID: 4400120
• Math proficiency: 2% ▼ -6.00%
• Reading proficiency: 8% ▼ -5.00%
• Median HH income: $30,478
• Composite: 3.59/100
• National rank: #10071
• State rank: #38 of 39 in RI

Livability — Central Falls

• Score: 66/100
• State rank: #21
• US rank: #11321

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central Falls, RI
• County: Providence County · 548,917 people
• City population: 22,701
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 22,701
• Household income: $49,285
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1380.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 29% White 16% Black 8%
• Hispanic origin (detail): Mexican 6% Puerto Rican 15% Dominican 7%
• Common ancestry: Lithuanian 4% Russian 4% Romanian 1%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 29% English-only · Spanish 62% Other Indo-European 5% 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: ▲ 4.58%
• Current HPI: 373.2598
• Rent YoY: —
• 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

+226.9% since first listed

24 events — show timeline

• 2026-05-16 Pending — RIS
• 2026-05-16 Listing Removed — RIS
• 2026-05-13 Relisted — RIS
• 2026-05-11 Pending — RIS
• 2026-05-04 Listed $539,000 RIS
• 2024-10-15 Sold (MLS) $500,000 RIS
• 2024-09-12 Pending — RIS
• 2024-09-03 Listed $450,000 RIS
• 2019-09-20 Price Changed $154,900 RIS
• 2017-11-01 Sold (MLS) $180,000 RIS
• 2017-10-31 Sold (Public Records) $180,000 Public Records
• 2017-08-03 Pending — RIS
• 2017-03-20 Listed $189,000 RIS
• 2016-11-08 Price Changed $245,000 RIS
• 2007-01-11 Listing Removed — RIS
• 2006-08-29 Listed $299,000 RIS
• 2005-09-08 Listing Removed — RIS
• 2005-04-19 Listed $249,900 RIS
• 2004-02-27 Sold (Public Records) $165,000 Public Records
• 2004-02-26 Sold (MLS) $164,900 RIS
• 2004-02-05 Listing Removed — RIS
• 2004-01-14 Listing Removed — RIS
• 2003-12-19 Listed $164,900 RIS
• 2003-10-01 Listed $164,900 RIS

Property tax history

+5.8%/yr

Latest (2025): $4,560 · +7.3% YoY. Source: county tax records.