145 Echo Rd · Glocester, RI 02814

$149,900

2 bd · 1.0 ba · 805 sqft · SingleFamily public records · 60 Days on market

Built 1940 6,098 sqft lot $186/sqft · 52% below area ↓ 25% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you're looking for perfect, this isn't it. If you're looking for potential, welcome to 145 Echo Road. Located in beautiful Glocester, Rhode Island, this single level home on a wooded, private lot is ready for a full rehab. Cash or hard money financing preferred. Bring your contractor, your creativity, and maybe a strong cup of coffee. Yes, the current condition requires work, we know. But look beyond that and imagine what this property could be. We have included AI enhanced photos to help bring the vision to life. Surrounded by tall trees with a small brook running through the backyard, the setting alone is worth the vision. With the right updates and a little sweat equity, this could become your dream home, weekend retreat, or next investment project. Renovate the existing space or build up to take advantage of potential lake views and create something truly special. Just nearby is Echo Lake, perfect for kayaking, fishing, and enjoying the outdoors. A peaceful, nature filled lifestyle is right at your fingertips. Seller financing may be considered, offering additional flexibility for the right buyer. Opportunities like this don't come around often. Bring your vision and make it your own.

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Glocester (rural): math 46% / reading 66% proficiency, ranked #4 of 39 in RI (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 39 active listings in the ZIP; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Providence County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.84%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $309,540
• List price: $149,900
• Delta: -51.57%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Echo Rd	0.00mi	2/1.0	805 (0%)	0mo	$130,000	$161	100
33 Beach Rd	0.16mi	1/1.0 (-1)	746 (-7%)	4mo	$120,000	$161	72
98 First Rd	0.25mi	2/1.0	775 (-4%)	21mo	$379,000	$489	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 4.16×
• Total profit: $132,555
• Equity at exit: $135,042

10-year hold

• IRR: 35.7%
• Equity multiple: 9.35×
• Total profit: $350,410
• Equity at exit: $291,223

Cash invested: $41,972 (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 02814

• Home prices YoY: 3.0%
• Active inventory: 39
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $799

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 61%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-09
   days on market $149,900 Active 60 DOM
2. 2026-06-08
   days on market $149,900 Active 59 DOM
3. 2026-06-07
   days on market $149,900 Active 58 DOM
4. 2026-06-05
   days on market $149,900 Active 55 DOM
5. 2026-06-03
   days on market $149,900 Active 54 DOM
6. 2026-06-02
   days on market $149,900 Active 53 DOM
7. 2026-06-01
   days on market $149,900 Active 52 DOM
8. 2026-05-31
   days on market $149,900 Active 51 DOM
9. 2026-04-10
   listed $149,900 Active 1210-char remark

   Show marketing remark (1210 chars)

   If you're looking for perfect, this isn't it. If you're looking for potential, welcome to 145 Echo Road. Located in beautiful Glocester, Rhode Island, this single level home on a wooded, private lot is ready for a full rehab. Cash or hard money financing preferred. Bring your contractor, your creativity, and maybe a strong cup of coffee. Yes, the current condition requires work, we know. But look beyond that and imagine what this property could be. We have included AI enhanced photos to help bring the vision to life. Surrounded by tall trees with a small brook running through the backyard, the setting alone is worth the vision. With the right updates and a little sweat equity, this could become your dream home, weekend retreat, or next investment project. Renovate the existing space or build up to take advantage of potential lake views and create something truly special. Just nearby is Echo Lake, perfect for kayaking, fishing, and enjoying the outdoors. A peaceful, nature filled lifestyle is right at your fingertips. Seller financing may be considered, offering additional flexibility for the right buyer. Opportunities like this don't come around often. Bring your vision and make it your own.

10. 2025-12-29
    soldstatus $132,000
11. 2025-12-22
    soldstatus $132,000 Closed 1041-char remark

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

12. 2025-12-22
    soldstatus $132,000 Sold

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

13. 2025-11-05
    status Under Agreement

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

14. 2025-11-05
    status Pending 1041-char remark

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

15. 2025-11-01
    price $144,000 1041-char remark

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

16. 2025-11-01
    price $144,000

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

17. 2025-10-08
    listed $157,770 New
18. 2025-10-07
    price $157,770 1041-char remark

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

19. 2025-09-19
    price $169,500 1041-char remark

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

20. 2025-09-10
    price $188,500 1041-char remark

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

21. 2025-08-28
    price $198,500 1041-char remark

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

22. 2025-08-15
    listed $199,500 Active 1041-char remark

    Show marketing remark (1041 chars)

    Final Price drop! Multiple offers in. Beat their offers before we accept! This charming home on a dead end & Across from Echo Lake in Glocester in the village of Chepachet offers a fantastic opportunity for water enthusiasts or flippers. There is deeded water access 4 houses down via an easement providing access to a boat slip down the road, perfect for kayaks & small boats. The back deck provides a nice spot for outdoor relaxation, & the yard offers plenty of space for gardening or entertaining. Nestled in a desirable location, this home is close to local amenities while maintaining a peaceful, private setting. Whether you're looking to restore a classic or create a modern haven, this home & lot offers great potential. The property is ready for your personal touch, comes with an approved septic design & quotes, plus approved permits to completely redo the roof & open the floor plan, streamlining the renovation process. Seller would consider doing septic & well before closing for 200K.

23. 2025-05-01
    historical
24. 2025-04-01
    listed $210,000 Active
25. 2025-01-10
    soldstatus $155,000
26. 2016-11-08
    price $180,000
27. 2006-11-11
    historical
28. 2006-05-11
    listed $189,900
29. 2006-05-01
    historical
30. 2006-03-24
    listed $200,000

ⓘ 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: $2,250 · $188/mo
• Projected year-2 tax: $2,347 · $196/mo
• Expected delta: +$97/yr (+$8/mo · 4.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,872
• − Mortgage interest: −$8,397
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$4,361
• Taxable income: $7,656
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $7,749/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: Glocester
• NCES district ID: 4400450
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $81,483
• Composite: 50.69/100
• National rank: #1822
• State rank: #4 of 39 in RI

Livability — Glocester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,421

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 13% Romanian 5% Russian 5%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▲ 11.23%
• Current HPI: 383.6236
• 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

-25.1% since first listed

22 events — show timeline

• 2026-04-10 Listed $149,900 RIS
• 2025-12-29 Sold (Public Records) $132,000 Public Records
• 2025-12-22 Sold (MLS) $132,000 MLS PIN
• 2025-12-22 Sold (MLS) $132,000 RIS
• 2025-11-05 Pending — MLS PIN
• 2025-11-05 Pending — RIS
• 2025-11-01 Price Changed $144,000 RIS
• 2025-11-01 Price Changed $144,000 MLS PIN
• 2025-10-08 Listed $157,770 MLS PIN
• 2025-10-07 Price Changed $157,770 RIS
• 2025-09-19 Price Changed $169,500 RIS
• 2025-09-10 Price Changed $188,500 RIS
• 2025-08-28 Price Changed $198,500 RIS
• 2025-08-15 Listed $199,500 RIS
• 2025-05-01 Listing Removed — RIS
• 2025-04-01 Listed $210,000 RIS
• 2025-01-10 Sold (Public Records) $155,000 Public Records
• 2016-11-08 Price Changed $180,000 RIS
• 2006-11-11 Listing Removed — RIS
• 2006-05-11 Listed $189,900 RIS
• 2006-05-01 Listing Removed — RIS
• 2006-03-24 Listed $200,000 RIS

Property tax history

+0.4%/yr

Latest (2025): $2,250 · +2.9% YoY. Source: county tax records.