130 Kerri Lyn Rd · Warwick, RI 02889

$400,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 3 Days on market

Built 1969 6,970 sqft lot Est $392k · at est.

---

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 +6.8/30.0
• ARV discount +6.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.3/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this one-of-a-kind Ranch home built in 1969 with only one owner!! Well-maintained with only a 2-year-old heating system and Central Air. The roof is under 5 years old, fenced-in back yard with a sprinkler system, public water, and sewage. Even though the house does need some updating, it is move-in ready. It has a very functional kitchen with a dining area and sliding doors to take you to a private yard. Hardwoods in upstairs bedrooms and under the living room carpet. The finished basement offers a large family room and an additional room perfect for a guest room or a home office. Perfect starter home or a great condo alternative for those looking to downsize and enjoy easy-maintenance living. The location is incredible, close to highways, shopping, little mom-and-pop shops and restaurants, daycares, and schools, yet set back in a quaint Nausauket neighborhood. Book your showings today !!

Key facts

• Modern updates
• Finished basement
• Young roof

Tags

• MODERN UPDATES
• HEATING COOLING SYSTEM
• YOUNG ROOF
• FENCED WITH SPRINKLERS
• FINISHED BASEMENT
• GENEROUS FAMILY ROOM

Property features AI

Exterior

• Parking: No garage; 2 parking spaces (total)
• Utilities: Public water (connected); Public sewer (connected); 100 amp electrical service
• Home design: Single-story home; Concrete perimeter foundation
• Construction: Wood siding; Drywall construction
• Exterior features: Sprinkler/irrigation system; Fenced yard

Interior

• Kitchen: Gas water heater
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Tub/shower; Free-standing fireplace; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-625 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (36.7% below list).
• Recommended offer: $253k (36.7% 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: 120 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $12k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $340k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $253,179 (36.7% 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. Built in 1969 — 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: 0.63% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.69%
• DSCR: 0.70
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $391,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Wellington Ave	0.25mi	3/1.0	960 (0%)	9mo	$440,000	$458	81
288 Cove Ave	0.23mi	3/1.0	1,004 (+5%)	4mo	$420,000	$418	78
190 White Ave	0.20mi	3/1.0	912 (-5%)	9mo	$379,000	$416	75
77 Buttonwoods Ave	0.43mi	3/1.0	972 (+1%)	4mo	$397,000	$408	74
148 Asylum Rd	0.39mi	3/1.0	1,008 (+5%)	1mo	$430,000	$427	73
201 Hollis Ave	0.63mi	2/1.0 (-1)	940 (-2%)	3mo	$335,000	$356	60
71 Macarthur Dr	0.19mi	2/1.0 (-1)	1,080 (+12%)	7mo	$362,500	$336	60
28 Wesleyan Ave	0.72mi	3/1.0	960 (0%)	9mo	$401,000	$418	59
65 Almy St	0.49mi	3/1.0	1,080 (+12%)	4mo	$390,000	$361	53
130 Brentwood Ave	0.69mi	3/1.0	1,080 (+12%)	1mo	$361,000	$334	46
103 Everglade Ave	0.71mi	3/1.0	1,037 (+8%)	9mo	$413,155	$398	46
163 Reynolds Ave	0.69mi	2/1.0 (-1)	859 (-10%)	10mo	$296,500	$345	37

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: -27.9%
• Equity multiple: 0.07×
• Total profit: $-104,652
• Equity at exit: $59,641

10-year hold

• IRR: -26.7%
• Equity multiple: -0.27×
• Total profit: $-142,555
• Equity at exit: $34,585

Cash invested: $112,000 (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 02889

• Active inventory: 120
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$360 /mo · $4,326/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-625

Break-even live

Break-even rent $3,323

Max offer price $289,645

Occupancy floor —

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: $100,000
• Closing costs: $12,000
• 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	16d	1	0.31mi
168 Main Ave Warwick, RI	2.0	1.0	800	$2,500	$3.12	16d	1	0.45mi
191 Shand Ave Warwick, RI	2.0	1.0	900	$3,000	$3.33	20d	1	0.59mi
3524 W Shore Rd Warwick, RI	1.0–2.0	1.0–1.5	910	$2,500	$2.75	43d	2	1.11mi
3524 W Shore Rd #505 Warwick, RI	2.0	1.5	1100	$2,500	$2.27	44d	1	1.11mi
185 Ottawa Ave Warwick, RI	2.0	2.0	928	$2,450	$2.64	23d	1	1.41mi

Listing history 4 events

1. 2026-06-18
   days on market $400,000 Active 3 DOM
2. 2026-06-17
   days on market $400,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $400,000 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: $4,326 · $360/mo
• Projected year-2 tax: $5,423 · $452/mo
• Expected delta: +$1,097/yr (+$91/mo · 25.4%)

ⓘ 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 7/10 Severe 78% 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: $30,381
• − Mortgage interest: −$22,406
• − Property taxes: −$4,326
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − Depreciation: −$11,636
• Taxable loss: −$14,848
• Est. tax savings @ 24.0%: +$3,564
• After-tax cash flow: $-3,933/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): 27,533

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% Hispanic / Latino 7% Two or more races 7% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Lithuanian 10% Russian 9% Romanian 4%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -493.61%
• Current HPI: 398.7453
• 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

+33.4% since first listed

4 events — show timeline

• 2026-06-15 Listed $400,000 RIS
• 2023-07-14 Sold (MLS) $340,000 RIS
• 2023-05-29 Pending — RIS
• 2023-05-21 Listed $299,900 RIS

Property tax history

+3.2%/yr

Latest (2025): $4,326 · +11.0% YoY. Source: county tax records.