102 106 Vinton St · Providence, RI 02909

$689,900

6 bd · 3.0 ba · 3,795 sqft · MultiFamily public records · 15 Days on market

Built 1910 3,840 sqft lot $182/sqft · at area comps Est $659k · 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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• ARV discount +5.4/15.0
• 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

SOLID 3 FAMILY HARDWOODS THROUGHOUT 1ST FLOOR HAS UPDATED KITCHEN AND CENTRAL AIR. SEPERATE GAS BOILERS LAUNDRY IN EACH UNIT, I CAR GARAGE WHICH CAN BE KNOCKED DOWN FOR ADDITIONAL PARKING. RENTS ARE LOW, THERE S NO HOMESTEAD HERE WHICH WOULD DRAMATICALLY LOWER THE TAXES. ASKING SELLING PRICE BELOW TAX ASSESSED VALUE. PROPERTY CAN BE SHOWN ON SATURDAYS AND MONDAYS TO ACCOMMODATE TENANTS.

Key facts

• Separate gas boilers
• Updated kitchen
• I car garage

Tags

• HARDWOODS THROUGHOUT
• UPDATED KITCHEN
• CENTRAL AIR
• SEPARATE GAS BOILERS
• LAUNDRY IN EACH UNIT
• I CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $690k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $518/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $690k).
• Recommended offer: $680k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $7,971/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 $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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $193k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($680k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1910 — 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 $679,551 (1.5% 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 1910 — 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: 1.16% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $659,470
• List price: $689,900
• Delta: 4.61%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-7,183
• Equity at exit: $102,866

10-year hold

• IRR: 9.4%
• Equity multiple: 1.75×
• Total profit: $144,513
• Equity at exit: $59,650

Cash invested: $193,172 (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: 21.6×

Monthly cashflow live

• Estimated rent: $7,971 high
• Mortgage (P&I): −$3,618
• Tax from tax record: −$837 /mo · $10,045/yr
• Insurance: −$287
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,674
• Net cashflow: $1,555

Break-even live

Break-even rent $6,003

Max offer price $689,900

Occupancy floor 76%

Sensitivity live

Price	-10% $1,945	-5% $1,750	+0% $1,555	+5% $1,359	+10% $1,164
Rent	-10% $925	-5% $1,240	+0% $1,555	+5% $1,869	+10% $2,184
Rate	-1.0pp $1,902	-0.5pp $1,730	base $1,555	+0.5pp $1,376	+1.0pp $1,194

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,971
Total (3 units)			$7,971

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: $172,475
• Closing costs: $20,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-05
   status Pending 389-char remark

   Show marketing remark (389 chars)

   SOLID 3 FAMILY HARDWOODS THROUGHOUT 1ST FLOOR HAS UPDATED KITCHEN AND CENTRAL AIR. SEPERATE GAS BOILERS LAUNDRY IN EACH UNIT, I CAR GARAGE WHICH CAN BE KNOCKED DOWN FOR ADDITIONAL PARKING. RENTS ARE LOW, THERE S NO HOMESTEAD HERE WHICH WOULD DRAMATICALLY LOWER THE TAXES. ASKING SELLING PRICE BELOW TAX ASSESSED VALUE. PROPERTY CAN BE SHOWN ON SATURDAYS AND MONDAYS TO ACCOMMODATE TENANTS.

2. 2026-04-29
   status Active 389-char remark

   Show marketing remark (389 chars)

   SOLID 3 FAMILY HARDWOODS THROUGHOUT 1ST FLOOR HAS UPDATED KITCHEN AND CENTRAL AIR. SEPERATE GAS BOILERS LAUNDRY IN EACH UNIT, I CAR GARAGE WHICH CAN BE KNOCKED DOWN FOR ADDITIONAL PARKING. RENTS ARE LOW, THERE S NO HOMESTEAD HERE WHICH WOULD DRAMATICALLY LOWER THE TAXES. ASKING SELLING PRICE BELOW TAX ASSESSED VALUE. PROPERTY CAN BE SHOWN ON SATURDAYS AND MONDAYS TO ACCOMMODATE TENANTS.

3. 2026-01-23
   status Pending 389-char remark

   Show marketing remark (389 chars)

   SOLID 3 FAMILY HARDWOODS THROUGHOUT 1ST FLOOR HAS UPDATED KITCHEN AND CENTRAL AIR. SEPERATE GAS BOILERS LAUNDRY IN EACH UNIT, I CAR GARAGE WHICH CAN BE KNOCKED DOWN FOR ADDITIONAL PARKING. RENTS ARE LOW, THERE S NO HOMESTEAD HERE WHICH WOULD DRAMATICALLY LOWER THE TAXES. ASKING SELLING PRICE BELOW TAX ASSESSED VALUE. PROPERTY CAN BE SHOWN ON SATURDAYS AND MONDAYS TO ACCOMMODATE TENANTS.

4. 2026-01-14
   listed $689,900 Active 389-char remark

   Show marketing remark (389 chars)

   SOLID 3 FAMILY HARDWOODS THROUGHOUT 1ST FLOOR HAS UPDATED KITCHEN AND CENTRAL AIR. SEPERATE GAS BOILERS LAUNDRY IN EACH UNIT, I CAR GARAGE WHICH CAN BE KNOCKED DOWN FOR ADDITIONAL PARKING. RENTS ARE LOW, THERE S NO HOMESTEAD HERE WHICH WOULD DRAMATICALLY LOWER THE TAXES. ASKING SELLING PRICE BELOW TAX ASSESSED VALUE. PROPERTY CAN BE SHOWN ON SATURDAYS AND MONDAYS TO ACCOMMODATE TENANTS.

ⓘ 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: $10,045 · $837/mo
• Projected year-2 tax: $10,645 · $887/mo
• Expected delta: +$600/yr (+$50/mo · 6.0%)

ⓘ 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 ≥97°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: $95,652
• − Mortgage interest: −$38,645
• − Property taxes: −$10,045
• − Insurance: −$3,450
• − Repairs & maintenance: −$7,652
• − Management: −$7,652
• − Depreciation: −$20,070
• Taxable income: $8,138
• Est. tax owed @ 24.0%: −$1,953
• After-tax cash flow: $16,702/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

4 events — show timeline

• 2026-05-05 Pending — RIS
• 2026-04-29 Relisted — RIS
• 2026-01-23 Pending — RIS
• 2026-01-14 Listed $689,900 RIS

Property tax history

+2.9%/yr

Latest (2025): $10,045 · +6.1% YoY. Source: county tax records.