125 Daniel Ave · Providence, RI 02909

$499,999

4 bd · 3.0 ba · 1,408 sqft · MultiFamily public records · 27 Days on market

Built 1920

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• 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: 2 units. confirmed

Listing remarks MLS

2 family home in the heart of Silver lake. Home is located on an oversized corner lot, with a 2 car garage. Each unit has 2 beds It also has a finished lower level has 2 bonus rooms a full bathroom and laundry room. This house is 2 good 2 be true If you like to find out first hand if 125 Daniel Ave is the right home for you schedule your private showing. Casa de 2 familias en el corazón de Silver Lake. La casa está ubicada en un lote de esquina doble lote, con un garaje 2 autos. Cada apartamento tiene 2 recamaras. También tiene el nivel del sótano terminado, cuenta con 2 habitaciones adicionales, un baño completo y lavandería.

Key facts

• Oversized corner lot
• Full bathroom
• Laundry room

Tags

• OVERSIZED CORNER LOT
• FINISHED LOWER LEVEL
• BONUS ROOMS
• FULL BATHROOM
• LAUNDRY ROOM

Property features AI

Exterior

• Home design: Living area of 1408
• Exterior features: Built in 1920

Interior

• Interior features: Located in the Silver Lake subdivision

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive. Per door: $125/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $424k (15.2% below list).
• Recommended offer: $424k (15.2% 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 (+3.7%/yr); 133 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $4,239/mo this rent would consume 79% 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 $3k of loan paydown is wiped out by about $15k 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 27 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $235k; list at $500k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $423,900 (15.2% below list)

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 1920 — 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.8

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-62,333
• Equity at exit: $74,551

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-22,257
• Equity at exit: $43,231

Cash invested: $140,000 (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 02909

• Home prices YoY: -13.3%
• Rents YoY: 3.7%
• Active inventory: 133
• Price-to-rent: 19.7×

Monthly cashflow live

• Estimated rent: $4,239 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$268 /mo · $3,221/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $250

Break-even live

Break-even rent $3,923

Max offer price $499,999

Occupancy floor 89%

Sensitivity live

Price	-10% $533	-5% $392	+0% $250	+5% $108	+10% $-33
Rent	-10% $-85	-5% $83	+0% $250	+5% $417	+10% $585
Rate	-1.0pp $502	-0.5pp $377	base $250	+0.5pp $120	+1.0pp $-11

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,240
Total (2 units)			$4,239

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Dunford St Unit 2 Providence, RI	3.0	2.0	1116	$2,400	$2.15	25d	1	0.42mi
216 Maplewood Ave Cranston, RI	3.0	1.5	1850	$2,200	$1.19	45d	1	0.61mi
1035 Atwells Ave Unit 2 Providence, RI	4.0	2.0	1300	$2,950	$2.27	25d	1	1.09mi
718 Dyer Ave Cranston, RI	3.0	1.5	1233	$1,900	$1.54	25d	1	1.19mi
718 Dyer Ave Cranston, RI	3.0	1.5	1250	$1,900	$1.52	18d	1	1.19mi
8 Anthony Ave Unit 1 Providence, RI	3.0	2.0	1400	$2,800	$2.00	16d	1	1.21mi
1303 Cranston St Unit 1 Cranston, RI	3.0	1.0	1356	$2,750	$2.03	45d	1	1.33mi
610 Killingly St #1 Johnston, RI	4.0	2.0	1800	$2,850	$1.58	16d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $499,999 Active 27 DOM
2. 2026-06-18
   days on market $499,999 Active 24 DOM
3. 2026-06-17
   days on market $499,999 Active 23 DOM
4. 2026-06-16
   days on market $499,999 Active 22 DOM
5. 2026-06-15
   days on market $499,999 Active 21 DOM
6. 2026-06-13
   days on market $499,999 Active 19 DOM
7. 2026-06-09
   days on market $499,999 Active 15 DOM
8. 2026-06-08
   days on market $499,999 Active 14 DOM
9. 2026-06-07
   days on market $499,999 Active 13 DOM
10. 2026-06-05
    days on market $499,999 Active 10 DOM
11. 2026-06-03
    days on market $499,999 Active 9 DOM
12. 2026-06-02
    days on market $499,999 Active 8 DOM
13. 2026-06-01
    days on market $499,999 Active 7 DOM
14. 2026-05-31
    days on market $499,999 Active 6 DOM
15. 2026-05-26
    listed $499,999 Active
16. 2019-07-03
    soldstatus $235,000 Sold 680-char remark

    Show marketing remark (680 chars)

    2 family home in the heart of Silver lake. Home is located on an oversized corner lot, with a 2 car garage. Each unit has 2 beds It also has a finished lower level has 2 bonus rooms a full bathroom and laundry room. This house is 2 good 2 be true If you like to find out first hand if 125 Daniel Ave is the right home for you schedule your private showing. Casa de 2 familias en el corazón de Silver Lake. La casa está ubicada en un lote de esquina doble lote, con un garaje 2 autos. Cada apartamento tiene 2 recamaras. También tiene el nivel del sótano terminado, cuenta con 2 habitaciones adicionales, un baño completo y lavandería.

17. 2019-07-03
    soldstatus $235,000

    Show marketing remark (680 chars)

    2 family home in the heart of Silver lake. Home is located on an oversized corner lot, with a 2 car garage. Each unit has 2 beds It also has a finished lower level has 2 bonus rooms a full bathroom and laundry room. This house is 2 good 2 be true If you like to find out first hand if 125 Daniel Ave is the right home for you schedule your private showing. Casa de 2 familias en el corazón de Silver Lake. La casa está ubicada en un lote de esquina doble lote, con un garaje 2 autos. Cada apartamento tiene 2 recamaras. También tiene el nivel del sótano terminado, cuenta con 2 habitaciones adicionales, un baño completo y lavandería.

18. 2019-05-28
    status Pending 680-char remark

    Show marketing remark (680 chars)

    2 family home in the heart of Silver lake. Home is located on an oversized corner lot, with a 2 car garage. Each unit has 2 beds It also has a finished lower level has 2 bonus rooms a full bathroom and laundry room. This house is 2 good 2 be true If you like to find out first hand if 125 Daniel Ave is the right home for you schedule your private showing. Casa de 2 familias en el corazón de Silver Lake. La casa está ubicada en un lote de esquina doble lote, con un garaje 2 autos. Cada apartamento tiene 2 recamaras. También tiene el nivel del sótano terminado, cuenta con 2 habitaciones adicionales, un baño completo y lavandería.

19. 2019-04-29
    historical Under Contract: Inspection Period 680-char remark

    Show marketing remark (680 chars)

    2 family home in the heart of Silver lake. Home is located on an oversized corner lot, with a 2 car garage. Each unit has 2 beds It also has a finished lower level has 2 bonus rooms a full bathroom and laundry room. This house is 2 good 2 be true If you like to find out first hand if 125 Daniel Ave is the right home for you schedule your private showing. Casa de 2 familias en el corazón de Silver Lake. La casa está ubicada en un lote de esquina doble lote, con un garaje 2 autos. Cada apartamento tiene 2 recamaras. También tiene el nivel del sótano terminado, cuenta con 2 habitaciones adicionales, un baño completo y lavandería.

20. 2019-04-15
    listed $235,000 Active 680-char remark

    Show marketing remark (680 chars)

    2 family home in the heart of Silver lake. Home is located on an oversized corner lot, with a 2 car garage. Each unit has 2 beds It also has a finished lower level has 2 bonus rooms a full bathroom and laundry room. This house is 2 good 2 be true If you like to find out first hand if 125 Daniel Ave is the right home for you schedule your private showing. Casa de 2 familias en el corazón de Silver Lake. La casa está ubicada en un lote de esquina doble lote, con un garaje 2 autos. Cada apartamento tiene 2 recamaras. También tiene el nivel del sótano terminado, cuenta con 2 habitaciones adicionales, un baño completo y lavandería.

21. 2019-04-01
    historical
22. 2019-02-01
    price $249,900
23. 2018-11-02
    listed $270,000 Active
24. 2001-09-25
    soldstatus $110,000
25. 2001-09-24
    soldstatus $110,000
26. 2001-09-05
    historical
27. 2001-05-15
    listed $119,900

ⓘ 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: $3,221 · $268/mo
• Projected year-2 tax: $5,685 · $474/mo
• Expected delta: +$2,464/yr (+$205/mo · 76.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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 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: $50,868
• − Mortgage interest: −$28,008
• − Property taxes: −$3,221
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,069
• − Management: −$4,069
• − Depreciation: −$14,545
• Taxable loss: −$5,545
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $4,331/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

+317.0% since first listed

13 events — show timeline

• 2026-05-26 Listed $499,999 FSBO.com
• 2019-07-03 Sold (Public Records) $235,000 Public Records
• 2019-07-03 Sold (MLS) $235,000 RIS
• 2019-05-28 Pending — RIS
• 2019-04-29 Contingent — RIS
• 2019-04-15 Listed $235,000 RIS
• 2019-04-01 Listing Removed — RIS
• 2019-02-01 Price Changed $249,900 RIS
• 2018-11-02 Listed $270,000 RIS
• 2001-09-25 Sold (Public Records) $110,000 Public Records
• 2001-09-24 Sold (MLS) $110,000 RIS
• 2001-09-05 Listing Removed — RIS
• 2001-05-15 Listed $119,900 RIS

Property tax history

-1.6%/yr

Latest (2025): $3,221 · -39.8% YoY. Source: county tax records.