95 Saint Paul St · Woonsocket, RI 02896

$700,000

7 bd · 4.0 ba · 4,358 sqft · MultiFamily public records · 12 Days on market

Built 1922 9,148 sqft lot $161/sqft · at area comps Est $713k · at est.

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +8.3/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Spectacular owner occupant opportunity. Well maintained 3 unit with high ceilings, hardwoods and tile. Eat in kitchens and updated baths. 2 car garage. 1st floor master suite and stone fireplace. Brick patio. Side yard faces quiet chapel Street.

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1922

Property features AI

Finance

• Financial info: Income-producing multifamily: unit rents reported at approximately $1,350 and $1,800 for two of the 2-bedroom units
• HOA & community: No HOA details provided

Exterior

• Parking: Attached and detached garage spaces; Total of 8 parking spaces (2 covered); Attached 2-car garage
• Utilities: Sewer connected; Public water connected; 200+ amp electric service
• Home design: Multi-family property with 3 total units in 2 buildings; 3 stories
• Construction: Vinyl siding with drywall and plaster interiors; Concrete perimeter foundation; Built-up area above grade: 4,394
• Exterior features: Public transportation nearby; Close to shopping and restaurants; Near hospital and schools; Highway access

Interior

• Kitchen: Refrigerator; Range/oven; Microwave; Dishwasher
• Bedrooms: Three 2-bedroom units; One 3-bedroom unit
• Flooring: Hardwood; Vinyl
• Bathrooms: Four full bathrooms (property total)
• Heating & cooling: Gas heating; Steam heating; Window air conditioning units
• Interior features: Interior steps; Tub with shower; Common-area laundry; Full, unfinished basement with both interior and exterior access
• Laundry & utility: Washer and dryer included; Oil water heater

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive. Per door: $487/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $700k).
• Cap rate 8.0% vs local median 3.3% in Woonsocket — 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 65/100 on livability (#24 in RI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, schools D-, amenities F.
• North Smithfield (suburban): math 36% / reading 56% proficiency, ranked #8 of 39 in RI (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 62 active listings in the ZIP; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $250k; list at $700k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $700,000

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 1922 — 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 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?
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: 1.01% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $712,543
• List price: $700,000
• Delta: -1.76%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88-90 Saint Paul St	0.06mi	8/3.0 (+1)	4,286 (-2%)	12mo	$700,000	$163	75
28 Main St	0.60mi	8/4.0 (+1)	4,300 (-1%)	11mo	$585,000	$136	55
103 Main St	0.39mi	6/2.0 (-1)	3,837 (-12%)	12mo	$625,000	$163	39

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-51,444
• Equity at exit: $104,372

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $34,908
• Equity at exit: $60,523

Cash invested: $196,000 (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 02896

• Home prices YoY: -31.5%
• Active inventory: 62
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $7,054 medium
• Mortgage (P&I): −$3,671
• Tax from tax record: −$636 /mo · $7,635/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,481
• Net cashflow: $974

Break-even live

Break-even rent $5,821

Max offer price $700,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$7,054
Total (2 units)			$7,054

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   listed $700,000 Active 807-char remark
2. 2013-12-18
   soldstatus $250,000
3. 2013-12-17
   soldstatus $250,000 Sold 245-char remark

   Show marketing remark (245 chars)

   Spectacular owner occupant opportunity. Well maintained 3 unit with high ceilings, hardwoods and tile. Eat in kitchens and updated baths. 2 car garage. 1st floor master suite and stone fireplace. Brick patio. Side yard faces quiet chapel Street.

4. 2013-10-02
   historical 245-char remark

   Show marketing remark (245 chars)

   Spectacular owner occupant opportunity. Well maintained 3 unit with high ceilings, hardwoods and tile. Eat in kitchens and updated baths. 2 car garage. 1st floor master suite and stone fireplace. Brick patio. Side yard faces quiet chapel Street.

5. 2013-09-13
   listed $255,000 245-char remark

   Show marketing remark (245 chars)

   Spectacular owner occupant opportunity. Well maintained 3 unit with high ceilings, hardwoods and tile. Eat in kitchens and updated baths. 2 car garage. 1st floor master suite and stone fireplace. Brick patio. Side yard faces quiet chapel Street.

ⓘ 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: $7,635 · $636/mo
• Projected year-2 tax: $9,522 · $794/mo
• Expected delta: +$1,888/yr (+$157/mo · 24.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $84,648
• − Mortgage interest: −$39,211
• − Property taxes: −$7,635
• − Insurance: −$3,500
• − Repairs & maintenance: −$6,772
• − Management: −$6,772
• − Depreciation: −$20,364
• Taxable income: $395
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $11,592/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: North Smithfield
• NCES district ID: 4400810
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $76,012
• Composite: 41.87/100
• National rank: #3374
• State rank: #8 of 39 in RI

Livability — Woonsocket

• Score: 65/100
• State rank: #24
• US rank: #12968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 43,521
• Population (ZIP): 11,683

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 White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 23% Russian 6% Romanian 5%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 93% English-only · French/Haitian/Cajun 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -135.81%
• Current HPI: 295.1705
• 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

+174.5% since first listed

6 events — show timeline

• 2026-05-19 Pending — RIS
• 2026-05-07 Listed $700,000 RIS
• 2013-12-18 Sold (Public Records) $250,000 Public Records
• 2013-12-17 Sold (MLS) $250,000 RIS
• 2013-10-02 Listing Removed — RIS
• 2013-09-13 Listed $255,000 RIS

Property tax history

+4.2%/yr

Latest (2025): $7,635 · +37.5% YoY. Source: county tax records.