165 Whitford Ave · Providence, RI 02908

$319,900

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 30 Days on market

Built 1937 4,305 sqft lot

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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).

• Cash flow +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom/1 bathroom single family home in Providence! Yard with back closed-in porch. Large kitchen with plenty of cabinet and counter space. Washer and dryer located in the unfinished basement.

Key facts

• Flexible space
• First-floor living
• Full basement

Tags

• CAPE STYLE HOME
• FIRST-FLOOR LIVING
• FLEXIBLE SPACE
• FULL BASEMENT
• VINYL SIDING
• 1 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (12.2% below list).
• Recommended offer: $281k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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-.
• 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.
• Zoned schools: George J. West El. School (math 7% / reading 13%, grade F, #148 of 167 statewide, top 90%, 601 students, 84% FRL); Nathanael Greene Middle (math 10% / reading 23%, grade F, #37 of 57 statewide, top 64%, 808 students, 85% FRL); Central High School (math 2% / reading 12%, grade F, #53 of 58 statewide, top 96%, 1,302 students, 87% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 163 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $2,808/mo this rent would consume 46% of the median local household income ($73k/yr) (locally 1561% 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 6 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 1937 — 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 $280,762 (12.2% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-34,980
• Equity at exit: $47,698

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $12,674
• Equity at exit: $27,659

Cash invested: $89,572 (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 02908

• Home prices YoY: -27.1%
• Rents YoY: 5.5%
• Active inventory: 163
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,808 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$254 /mo · $3,042/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $154

Break-even live

Break-even rent $2,613

Max offer price $319,900

Occupancy floor 90%

Sensitivity live

Price	-10% $335	-5% $244	+0% $154	+5% $63	+10% $-27
Rent	-10% $-68	-5% $43	+0% $154	+5% $265	+10% $375
Rate	-1.0pp $315	-0.5pp $235	base $154	+0.5pp $71	+1.0pp $-14

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Academy Ave Unit 2 Providence, RI	3.0	1.0	1565	$2,400	$1.53	6d	1	0.38mi
729 Academy Ave Providence, RI	3.0	1.0	1261	$2,395	$1.90	19d	1	0.41mi
1189 Smith St Providence, RI	3.0	1.5	1112	$2,400	$2.16	25d	1	0.52mi
788 Academy Ave Unit 2 Providence, RI	3.0	1.0	1100	$2,500	$2.27	25d	1	0.54mi
38 Tyndall Ave Providence, RI	4.0	2.0	1500	$3,500	$2.33	21d	1	0.64mi
14 Eaton St Providence, RI	3.0	1.0	1350	$2,550	$1.89	6d	1	0.94mi
1035 Atwells Ave Unit 2 Providence, RI	4.0	2.0	1300	$2,950	$2.27	25d	1	0.99mi
90 Rowley St Providence, RI	3.0	1.5	1352	$3,500	$2.59	3d	1	0.99mi
23 Concannon St Providence, RI	3.0	2.0	1484	$2,700	$1.82	25d	1	1.14mi
25 Devereux St #316 Providence, RI	3.0	1.5	1400	$2,300	$1.64	3d	1	1.35mi

Listing history 19 events

1. 2026-03-14
   status Pending
2. 2026-02-21
   historical Active Under Contract
3. 2026-02-12
   listed $319,900 Active
4. 2024-08-27
   soldstatus $365,000
5. 2024-08-26
   soldstatus $365,000 Closed 204-char remark

   Show marketing remark (204 chars)

   Charming 3 bedroom/1 bathroom single family home in Providence! Yard with back closed-in porch. Large kitchen with plenty of cabinet and counter space. Washer and dryer located in the unfinished basement.

6. 2024-07-26
   status Pending 204-char remark

   Show marketing remark (204 chars)

   Charming 3 bedroom/1 bathroom single family home in Providence! Yard with back closed-in porch. Large kitchen with plenty of cabinet and counter space. Washer and dryer located in the unfinished basement.

7. 2024-07-26
   listed $365,000 Active 204-char remark

   Show marketing remark (204 chars)

   Charming 3 bedroom/1 bathroom single family home in Providence! Yard with back closed-in porch. Large kitchen with plenty of cabinet and counter space. Washer and dryer located in the unfinished basement.

8. 2024-03-14
   historical
9. 2024-01-24
   listed
10. 2013-12-19
    price $128,000
11. 2012-01-04
    soldstatus $73,000
12. 2011-10-12
    historical
13. 2011-09-27
    listed $79,900
14. 2011-09-07
    historical
15. 2010-03-01
    listed $175,000
16. 2003-11-13
    soldstatus $162,000
17. 2003-11-12
    soldstatus $161,900
18. 2003-09-30
    historical
19. 2003-09-10
    listed $159,900

ⓘ 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: $3,042 · $254/mo
• Projected year-2 tax: $4,128 · $344/mo
• Expected delta: +$1,086/yr (+$91/mo · 35.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 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: $33,691
• − Mortgage interest: −$17,919
• − Property taxes: −$3,042
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$9,306
• Taxable loss: −$3,566
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $2,700/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): 39,500
• Household income: $73,081
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1561.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 33% Two or more races 22% Black 15% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Dominican 16%
• Common ancestry: Swiss 4% Hispanic 3% Russian 3%
• Foreign-born: 33% · Canada, China, South Korea
• Languages at home: 53% English-only · Spanish 36% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▼ -151.12%
• Current HPI: 407.0502
• Rent YoY: ▲ 5.46%
• 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

+100.1% since first listed

19 events — show timeline

• 2026-03-14 Pending — RIS
• 2026-02-21 Contingent — RIS
• 2026-02-12 Listed $319,900 RIS
• 2024-08-27 Sold (Public Records) $365,000 Public Records
• 2024-08-26 Sold (MLS) $365,000 RIS
• 2024-07-26 Pending — RIS
• 2024-07-26 Listed $365,000 RIS
• 2024-03-14 Rental Removed — APPFOLIO
• 2024-01-24 Listed for Rent — APPFOLIO
• 2013-12-19 Price Changed $128,000 RIS
• 2012-01-04 Sold (MLS) $73,000 RIS
• 2011-10-12 Listing Removed — RIS
• 2011-09-27 Listed $79,900 RIS
• 2011-09-07 Listing Removed — RIS
• 2010-03-01 Listed $175,000 RIS
• 2003-11-13 Sold (Public Records) $162,000 Public Records
• 2003-11-12 Sold (MLS) $161,900 RIS
• 2003-09-30 Listing Removed — RIS
• 2003-09-10 Listed $159,900 RIS

Property tax history

-2.4%/yr

Latest (2025): $3,042 · -34.8% YoY. Source: county tax records.