25 C Krzak Rd · North Kingstown, RI 02852

$195,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 3 Days on market

Built 2017 Good condition Est $320k · 39% under $517/mo HOA · 19% of rent

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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 +21.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +7.0/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nicely updated two-bedroom, two-bath manufactured home offering comfortable, low-maintenance living. This move in ready home features a brand new kitchen complete with stainless appliances, beautiful luxury vinyl flooring throughout, central air conditioning, and a separate laundry room for added convenience. The spacious primary bedroom includes a walk in shower, while the second full bathroom features a relaxing tub, perfect for family or guests. Outside, you'll find attractive landscaping that enhances the home's curb appeal, along with a storage shed for additional space. A wonderful opportunity to own a stylish, well-maintained home that combines comfort, functionality, and modern upda

Key facts

• Brand new kitchen
• Stainless appliances
• Walk in shower

Tags

• BRAND NEW KITCHEN
• STAINLESS APPLIANCES
• LUXURY VINYL FLOORING
• CENTRAL AIR CONDITIONING
• SEPARATE LAUNDRY ROOM
• WALK IN SHOWER

Property features AI

Finance

• Financial info: Property has a land lease
• HOA & community: Association fee of $517 per month

Exterior

• Parking: No garage; 2 parking spaces (total)
• Utilities: 100 amp electric service; Septic sewer; Connected water
• Home design: Single-story home
• Construction: Plaster and vinyl siding exterior; Slab foundation
• Exterior features: Connected water service (water tap fee); Septic tank

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom (listed on the first floor)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with propane; Central air conditioning
• Interior features: Bathtub; Stall shower; Tub/shower combination
• Laundry & utility: Laundry room (on the first floor); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• North Kingstown (suburban): math 47% / reading 63% proficiency, ranked #5 of 39 in RI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 99 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 311 units permitted in Washington County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Washington 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $319,704
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 B Krzak Rd	0.03mi	2/2.0	900 (-3%)	9mo	$185,000	$206	86
29 A Krzak Rd	0.04mi	2/2.0	880 (-5%)	9mo	$182,000	$207	83
5 D Krzak Rd	0.18mi	2/2.0	880 (-5%)	5mo	$162,500	$185	79
32 A Krzak Rd	0.05mi	2/2.0	1,024 (+11%)	8mo	$197,900	$193	73
450 Sachem Rd	0.07mi	2/1.0	1,000 (+8%)	14mo	$338,119	$338	67
150 Greenmeadow Cir	0.58mi	3/1.0 (+1)	960 (+4%)	0mo	$465,000	$484	57
782 Sachem Rd	0.34mi	2/1.0	1,000 (+8%)	13mo	$345,692	$346	56
86 Hancock Dr	0.41mi	2/1.0	816 (-12%)	6mo	$393,000	$482	52
55 Dahlia Dr	0.47mi	3/1.0 (+1)	1,050 (+14%)	7mo	$500,000	$476	41
44 Dahlia Dr	0.45mi	3/1.5 (+1)	1,050 (+14%)	13mo	$510,000	$486	38
24 Dahlia Dr	0.41mi	3/1.0 (+1)	1,050 (+14%)	14mo	$435,000	$414	38

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,637
• Equity at exit: $29,075

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $16,567
• Equity at exit: $16,860

Cash invested: $54,600 (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 02852

• Active inventory: 99
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$517
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $308

Break-even live

Break-even rent $2,360

Max offer price $195,000

Occupancy floor 84%

Sensitivity live

Price	-10% $443	-5% $375	+0% $308	+5% $240	+10% $173
Rent	-10% $91	-5% $199	+0% $308	+5% $416	+10% $525
Rate	-1.0pp $406	-0.5pp $357	base $308	+0.5pp $257	+1.0pp $206

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Mitola Dr Unit 1 North Kingstown, RI	3.0	1.0	1050	$3,100	$2.95	2d	1	0.38mi
71 Ranger Rd North Kingstown, RI	2.0	1.0	1100	$2,800	$2.55	2d	1	0.44mi

HOA detail

• Monthly dues: $517 · $6,204/yr
• Likely covers: landscaping

Listing history 4 events

1. 2026-06-18
   days on market $195,000 Active 3 DOM
2. 2026-06-17
   days on market $195,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $195,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 5/10 Major
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,998
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − HOA: −$6,204
• − Depreciation: −$5,673
• Taxable income: $1,019
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $3,449/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready manufactured home offers a comfortable, low-maintenance living experience with updated kitchens and bathrooms, and attractive landscaping.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Replace old appliances — Modern appliances improve appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Replace old appliances — Modern appliances improve appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Kingstown
• NCES district ID: 4400750
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $80,380
• Composite: 49.77/100
• National rank: #1962
• State rank: #5 of 39 in RI

Livability — North Kingstown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Washington County · 79,886 people
• City population: 23,406
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 23,406
• Household income: $118,643
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 505.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 123,856 people
• By 2030: 121,962 · -1.5%
• By 2040: 115,902 · -6.4%
• By 2050: 107,078 · -13.5%
• By 2075: 92,575 · -25.3%
• By 2100: 77,407 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 9% Russian 6% Romanian 4%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: D (+15.0) · D 56.4% · R 41.4% · Other 2.3%
• 2008→2024 swing: -24.3pp toward R · 2008: 39.3pp · 2024: 15.0pp
• All cycles: 2024: D+15.0 2020: D+19.4 2016: D+10.0 2012: D+16.8 2008: D+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -548.20%
• Current HPI: 367.4748
• 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

1 event — show timeline

• 2026-06-15 Listed $195,000 RIS