50 Jefferson Ave · Pawtucket, RI 02860

$474,900

5 bd · 3.0 ba · 1,556 sqft · MultiFamily public records · 29 Days on market

Built 1900 4,356 sqft lot $305/sqft · 40% above area Est $627k · 24% under

---

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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• 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

Great opportunity for a first time home buyer owner-occupied! Legal 3 family property located near the new Pawtucket train station, new middle school and right across playground. This property features 2 units with 2 bedrooms and 1 unit with one bedroom, plenty of parking for your tenants, many recent updates, new roof installed back in 2018. Schedule a showing today!!

Key facts

• Recent updates
• Plenty of parking
• Across playground

Tags

• NEAR PAWTUCKET TRAIN STATION
• NEW MIDDLE SCHOOL
• ACROSS PLAYGROUND
• PLENTY OF PARKING
• RECENT UPDATES
• NEW ROOF INSTALLED

Property features AI

Finance

• Other: Three-unit investment property (3 units total)
• HOA & community: Nearby amenities include highway access, hospital, schools, public transportation, recreation area, restaurants and shopping

Exterior

• Parking: No garage; Space for about 6 vehicles (total)
• Utilities: Sewer connected; Water connected; Electric service approximately 100 amps; Gas available (gas water heater)
• Home design: Two-story multifamily building; Single building with three residential units; Above-grade finished area approximately 2,865
• Construction: Aluminum siding exterior; Brick/mortar foundation; Built with two stories
• Exterior features: Lot roughly 0.1 acre; Public sewer and connected water

Interior

• Kitchen: Kitchens present in each unit
• Bedrooms: Three units: two 2-bedroom units and one 1-bedroom unit
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: Three full bathrooms (one in each unit)
• Heating & cooling: Heating: baseboard, electric and gas
• Interior features: Tub/shower; Full, finished basement with walk-out access; 14 total rooms
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $399/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $468k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.8% in Pawtucket — 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 71/100 on livability (#16 in RI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: employment C-, schools D, amenities F.
• Pawtucket (suburban): math 7% / reading 19% proficiency, ranked #33 of 39 in RI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 123 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $5,434/mo this rent would consume 106% of the median local household income ($62k/yr) (locally 2528% 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 $14k 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 + 3.5% rent growth), your $133k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($468k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y 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 $330k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $467,776 (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 1900 — 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: 1.14% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (median comp): $626,590
• List price: $474,900
• Delta: -24.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Rosewood St	0.67mi	4/2.0 (-1)	1,481 (-5%)	10mo	$480,000	$324	44
250 Lowden St	0.72mi	4/2.0 (-1)	1,632 (+5%)	10mo	$550,000	$337	41

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $1,800
• Equity at exit: $70,809

10-year hold

• IRR: 10.5%
• Equity multiple: 1.83×
• Total profit: $110,257
• Equity at exit: $41,061

Cash invested: $132,972 (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 02860

• Rents YoY: 3.5%
• Active inventory: 123
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $5,434 high
• Mortgage (P&I): −$2,490
• Tax from tax record: −$408 /mo · $4,897/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,141
• Net cashflow: $1,196

Break-even live

Break-even rent $3,919

Max offer price $474,900

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,802
1× unit	1	1	$1,632
Total (3 units)			$5,434

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: $118,725
• Closing costs: $14,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
0 Lonsdale Ave Pawtucket, RI	4.0	2.5	1079	$2,000	$1.85	17d	1	0.40mi
130 Smart St Providence, RI	4.0	2.0	1743	$3,500	$2.01	1d	1	1.42mi
71 Daniels St Unit 3rd floor Pawtucket, RI	4.0	1.0	1200	$2,400	$2.00	43d	1	1.43mi

Listing history 50 events

1. 2026-06-13
   statusdays on market $474,900 Pending 29 DOM
2. 2026-06-09
   days on market $474,900 Active Under Contract 28 DOM
3. 2026-06-08
   days on market $474,900 Active Under Contract 27 DOM
4. 2026-06-07
   days on market $474,900 Active Under Contract 26 DOM
5. 2026-06-05
   days on market $474,900 Active Under Contract 23 DOM
6. 2026-06-03
   days on market $474,900 Active Under Contract 22 DOM
7. 2026-06-02
   days on market $474,900 Active Under Contract 21 DOM
8. 2026-06-01
   days on market $474,900 Active Under Contract 20 DOM
9. 2026-05-31
   days on market $474,900 Active Under Contract 19 DOM
10. 2026-05-12
    listed $474,900 Active 373-char remark
11. 2026-04-03
    status Pending
12. 2026-04-03
    historical
13. 2026-03-24
    listed $479,000 Active
14. 2026-03-16
    historical
15. 2026-02-20
    historical Active Under Contract
16. 2026-02-04
    status Active
17. 2026-01-21
    historical Active Under Contract
18. 2026-01-05
    listed $479,000 Active
19. 2025-12-25
    historical
20. 2025-10-29
    listed $500,000 Active
21. 2025-10-27
    price $500,000
22. 2025-10-27
    historical
23. 2025-09-25
    price $510,000
24. 2025-09-09
    listed $525,000 Active
25. 2021-08-26
    soldstatus $330,000
26. 2021-08-25
    soldstatus $320,000 Closed
27. 2021-07-06
    status Pending
28. 2021-06-24
    listed $325,000 Active
29. 2021-06-15
    status Pending
30. 2021-06-15
    historical
31. 2021-05-21
    listed $325,000 Active
32. 2018-04-06
    historical
33. 2018-03-30
    soldstatus $105,000 Sold
34. 2018-03-30
    soldstatus $105,000
35. 2018-02-16
    historical Under Contract: Inspection Period
36. 2018-02-01
    listed $114,000 Active
37. 2016-08-09
    historical
38. 2016-07-07
    status Active - New
39. 2016-07-07
    historical
40. 2016-07-06
    listed $129,000 Active - New
41. 2015-03-12
    historical
42. 2015-01-13
    price $129,900
43. 2014-11-25
    listed $143,500 Active - New
44. 2013-12-19
    price $105,900
45. 2013-12-19
    price $57,900
46. 2012-08-10
    historical
47. 2012-01-22
    listed $119,900
48. 2011-08-17
    soldstatus $88,000
49. 2011-05-16
    soldstatus $46,000
50. 2011-05-04
    historical

ⓘ 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: $4,897 · $408/mo
• Projected year-2 tax: $6,319 · $527/mo
• Expected delta: +$1,422/yr (+$118/mo · 29.0%)

ⓘ 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 ≥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: $65,208
• − Mortgage interest: −$26,602
• − Property taxes: −$4,897
• − Insurance: −$2,374
• − Repairs & maintenance: −$5,217
• − Management: −$5,217
• − Depreciation: −$13,815
• Taxable income: $7,086
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $12,657/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: Pawtucket
• NCES district ID: 4400840
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $41,838
• Composite: 11.29/100
• National rank: #9718
• State rank: #33 of 39 in RI

Livability — Pawtucket

• Score: 71/100
• State rank: #16
• US rank: #7037

Category grades

Amenities F Commute F 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: Pawtucket, RI
• County: Providence County · 548,917 people
• City population: 75,942
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 47,818
• Household income: $61,539
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 2528.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 29% Two or more races 22% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 6%
• Common ancestry: Russian 9% Lithuanian 4% Romanian 2%
• Foreign-born: 28% · Canada, Jamaica
• Languages at home: 57% English-only · Spanish 22% Other Indo-European 9% French/Haitian/Cajun 9%

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: ▼ -215.00%
• Current HPI: 355.0152
• Rent YoY: ▲ 3.47%
• 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

+692.8% since first listed

44 events — show timeline

• 2026-06-10 Pending — RIS
• 2026-05-27 Contingent — RIS
• 2026-05-12 Listed $474,900 RIS
• 2026-04-03 Pending — RIS
• 2026-04-03 Listing Removed — RIS
• 2026-03-24 Listed $479,000 RIS
• 2026-03-16 Listing Removed — RIS
• 2026-02-20 Contingent — RIS
• 2026-02-04 Relisted — RIS
• 2026-01-21 Contingent — RIS
• 2026-01-05 Listed $479,000 RIS
• 2025-12-25 Listing Removed — RIS
• 2025-10-29 Listed $500,000 RIS
• 2025-10-27 Price Changed $500,000 RIS
• 2025-10-27 Listing Removed — RIS
• 2025-09-25 Price Changed $510,000 RIS
• 2025-09-09 Listed $525,000 RIS
• 2021-08-26 Sold (Public Records) $330,000 Public Records
• 2021-08-25 Sold (MLS) $320,000 RIS
• 2021-07-06 Pending — RIS
• 2021-06-24 Listed $325,000 RIS
• 2021-06-15 Pending — RIS
• 2021-06-15 Listing Removed — RIS
• 2021-05-21 Listed $325,000 RIS
• 2018-04-06 Listing Removed — RIS
• 2018-03-30 Sold (Public Records) $105,000 Public Records
• 2018-03-30 Sold (MLS) $105,000 RIS
• 2018-02-16 Contingent — RIS
• 2018-02-01 Listed $114,000 RIS
• 2016-08-09 Listing Removed — RIS
• 2016-07-07 Relisted — RIS
• 2016-07-07 Listing Removed — RIS
• 2016-07-06 Listed $129,000 RIS
• 2015-03-12 Listing Removed — RIS
• 2015-01-13 Price Changed $129,900 RIS
• 2014-11-25 Listed $143,500 RIS
• 2013-12-19 Price Changed $105,900 RIS
• 2013-12-19 Price Changed $57,900 RIS
• 2012-08-10 Listing Removed — RIS
• 2012-01-22 Listed $119,900 RIS
• 2011-08-17 Sold (Public Records) $88,000 Public Records
• 2011-05-16 Sold (MLS) $46,000 RIS
• 2011-05-04 Listing Removed — RIS
• 2010-09-26 Listed $59,900 RIS

Property tax history

+5.8%/yr

Latest (2025): $4,897 · +6.6% YoY. Source: county tax records.