77 Julian St · Providence, RI 02909

$630,000

9 bd · 3.0 ba · 2,120 sqft · MultiFamily public records · 6 Days on market

Built 1900 3,920 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• 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

Excellent Opportunity for either a Owner Occupied Home or Investment property with this large 3 Family 3 Bedroom in each unit. Updated units and there is a 2 Car Garage as well.

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Tax exemption

Tags

• FINISHED WALKOUT BASEMENT
• STRONG RENTAL HISTORY
• REMODELED KITCHEN
• REMODELED BATHROOM
• DETACHED GARAGE
• TAX EXEMPTION

Property features AI

Finance

• Financial info: Multifamily property with 3 total units and one building
• HOA & community: Community offers highway access, nearby hospital, schools, public transportation, restaurants, and shopping

Exterior

• Parking: Detached garage; Two covered garage spaces; Total parking for 8 vehicles
• Utilities: Sewer connected; Water connected; 150 amp electrical service
• Home design: Three-story building; Single building with multiple units; About 3,100 above-grade finished area
• Construction: Vinyl siding with drywall interior finishes
• Exterior features: Lot zoned R3; Lot approximately 0.09 acres (3,920 sq ft)

Interior

• Kitchen: Gas water heater (equipment listed)
• Bedrooms: 3 units (multifamily property)
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: Four full bathrooms
• Heating & cooling: Gas baseboard heating
• Interior features: Finished full basement with walk-out access; Ceramic tile, hardwood, and laminate flooring; Total of 15 rooms
• Laundry & utility: 150 amp electrical service

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1-bath units multifamily listed at $630k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $805/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $630k).
• Cap rate 10.9% vs local median 4.0% in Providence — 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 84/100 on livability (#2 in RI, #794 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: employment C-, schools F.
• Providence (urban): math 8% / reading 16% proficiency, ranked #34 of 39 in RI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.7%/yr); 132 active listings in the ZIP; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $7,995/mo this rent would consume 148% of the median local household income ($65k/yr) (locally 2000% 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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Providence County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $176k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 29y 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 $345k; list at $630k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $630,000

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 1900 — 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. 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?
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 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: 1.27% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.43%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.68% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $57,123
• Equity at exit: $93,935

10-year hold

• IRR: 18.0%
• Equity multiple: 2.53×
• Total profit: $270,133
• Equity at exit: $54,471

Cash invested: $176,400 (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 02909

• Home prices YoY: -13.3%
• Rents YoY: 3.7%
• Active inventory: 132
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $7,995 medium
• Mortgage (P&I): −$3,304
• Tax from tax record: −$334 /mo · $4,008/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,679
• Net cashflow: $2,416

Break-even live

Break-even rent $4,937

Max offer price $630,000

Occupancy floor 65%

Sensitivity live

Price	-10% $2,772	-5% $2,594	+0% $2,416	+5% $2,237	+10% $2,059
Rent	-10% $1,784	-5% $2,100	+0% $2,416	+5% $2,732	+10% $3,047
Rate	-1.0pp $2,733	-0.5pp $2,576	base $2,416	+0.5pp $2,253	+1.0pp $2,086

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,995
Total (3 units)			$7,995

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-02
   statusdays on market $630,000 Pending 6 DOM
2. 2026-06-01
   days on market $630,000 Active 5 DOM
3. 2026-05-31
   days on market $630,000 Active 4 DOM
4. 2026-05-27
   listed $630,000 Active
5. 2021-09-23
   soldstatus $345,000
6. 2021-08-26
   soldstatus $400,000
7. 2021-08-24
   soldstatus $400,000 Closed 177-char remark

   Show marketing remark (177 chars)

   Excellent Opportunity for either a Owner Occupied Home or Investment property with this large 3 Family 3 Bedroom in each unit. Updated units and there is a 2 Car Garage as well.

8. 2021-07-10
   status Pending 177-char remark

   Show marketing remark (177 chars)

   Excellent Opportunity for either a Owner Occupied Home or Investment property with this large 3 Family 3 Bedroom in each unit. Updated units and there is a 2 Car Garage as well.

9. 2021-06-18
   historical Active Under Contract 177-char remark

   Show marketing remark (177 chars)

   Excellent Opportunity for either a Owner Occupied Home or Investment property with this large 3 Family 3 Bedroom in each unit. Updated units and there is a 2 Car Garage as well.

10. 2021-06-09
    listed $349,900 Active 177-char remark

    Show marketing remark (177 chars)

    Excellent Opportunity for either a Owner Occupied Home or Investment property with this large 3 Family 3 Bedroom in each unit. Updated units and there is a 2 Car Garage as well.

11. 2013-12-19
    price $110,000
12. 2011-04-15
    soldstatus $50,000
13. 2011-03-31
    historical
14. 2009-05-12
    listed $180,000
15. 2005-11-29
    historical
16. 2005-08-29
    listed $269,900
17. 2005-07-11
    historical
18. 2005-01-13
    listed $289,900
19. 1999-05-25
    historical
20. 1997-11-26
    listed $69,000
21. 1997-11-25
    soldstatus $27,000
22. 1997-07-01
    listed $39,700
23. 1997-06-28
    historical
24. 1997-05-05
    listed $43,500
25. 1990-02-28
    soldstatus $80,000

ⓘ 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: $4,008 · $334/mo
• Projected year-2 tax: $7,138 · $595/mo
• Expected delta: +$3,130/yr (+$261/mo · 78.1%)

ⓘ 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 71% 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: $95,940
• − Mortgage interest: −$35,290
• − Property taxes: −$4,008
• − Insurance: −$3,150
• − Repairs & maintenance: −$7,675
• − Management: −$7,675
• − Depreciation: −$18,327
• Taxable income: $19,815
• Est. tax owed @ 24.0%: −$4,755
• After-tax cash flow: $24,234/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: Providence
• NCES district ID: 4400900
• Math proficiency: 8% ▼ -4.00%
• Reading proficiency: 16% ▼ -2.00%
• Median HH income: $38,197
• Composite: 10.12/100
• National rank: #9803
• State rank: #34 of 39 in RI

Livability — Providence

• Score: 84/100
• State rank: #2
• US rank: #794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Providence, RI
• County: Providence County · 548,917 people
• City population: 212,734
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 46,014
• Household income: $64,649
• Rent vs Own: 60.2% rent · 39.8% own
• Severe rent burden: 2000.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 23% White 22% Black 12% Asian 2% Native American 2%
• Hispanic origin (detail): Puerto Rican 12% Dominican 23%
• Common ancestry: Lithuanian 2% Russian 1% Romanian 1%
• Foreign-born: 35% · Canada, Jamaica
• Languages at home: 43% English-only · Spanish 50% Other Indo-European 2% Other Asian/Pacific 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: ▼ -72.78%
• Current HPI: 474.9956
• Rent YoY: ▲ 3.68%
• 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

+687.5% since first listed

22 events — show timeline

• 2026-05-27 Listed $630,000 RIS
• 2021-09-23 Sold (Public Records) $345,000 Public Records
• 2021-08-26 Sold (Public Records) $400,000 Public Records
• 2021-08-24 Sold (MLS) $400,000 RIS
• 2021-07-10 Pending — RIS
• 2021-06-18 Contingent — RIS
• 2021-06-09 Listed $349,900 RIS
• 2013-12-19 Price Changed $110,000 RIS
• 2011-04-15 Sold (Public Records) $50,000 Public Records
• 2011-03-31 Listing Removed — RIS
• 2009-05-12 Listed $180,000 RIS
• 2005-11-29 Listing Removed — RIS
• 2005-08-29 Listed $269,900 RIS
• 2005-07-11 Listing Removed — RIS
• 2005-01-13 Listed $289,900 RIS
• 1999-05-25 Listing Removed — RIS
• 1997-11-26 Listed $69,000 RIS
• 1997-11-25 Sold (Public Records) $27,000 Public Records
• 1997-07-01 Listed $39,700 RIS
• 1997-06-28 Listing Removed — RIS
• 1997-05-05 Listed $43,500 RIS
• 1990-02-28 Sold (Public Records) $80,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $4,008 · -36.2% YoY. Source: county tax records.