6 Acre Ave · Barrington, RI 02806

$599,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 44 Days on market

Built 1972 6,400 sqft lot $545/sqft · 23% above area Est $735k · 18% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Schools +5.8/10.0
• Cash flow +5.4/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Refurbished Raised Ranch in great condition and located on a quiet, dead-end street just 0.9 mi. from Hampden Meadows Elementary School and a block from Hundred Acre Cove. Amenities include hardwood floors, recent deck, two fireplaces, 2-car garage plus a gardening shed. Check out this affordable and ready-to-go opportunity located in one of the East Bay's most sought-after communities!

Key facts

• Recent deck
• Gardening shed
• Hardwood floors

Tags

• REFURBISHED RAISED RANCH
• QUIET DEAD-END STREET
• HARDWOOD FLOORS
• RECENT DECK
• TWO FIREPLACES
• GARDENING SHED

Property features AI

Finance

• HOA & community: Close to highway access, marina, restaurants and shopping, and near schools

Exterior

• Parking: Attached 2-car garage; Total parking for 6 vehicles; Built-in parking with garage door opener; Two covered parking spaces
• Utilities: Public water (connected); Public sewer (connected); Electrical: 100 amps, 220 volts, circuit breakers
• Home design: Two-story home; Concrete perimeter foundation
• Construction: Wood siding and shingle siding; Drywall construction; Built with a concrete perimeter foundation
• Exterior features: Deck; Paved driveway; Outbuilding; Walkable to water

Interior

• Kitchen: Oven; Range; Microwave; Dishwasher; Refrigerator; Tankless water heater; Oil water heater
• Bedrooms: Three bedrooms on the first floor
• Flooring: Hardwood floors; Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil-fired hot water baseboard heat; Zoned heating
• Interior features: Interior steps; Tub with shower; Cable TV; Two masonry fireplaces; Partially finished basement with interior and exterior entry
• Laundry & utility: Washer; Dryer; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (43.2% below list).
• Recommended offer: $340k (43.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Barrington (suburban): math 55% / reading 70% proficiency, ranked #1 of 39 in RI (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Bristol County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Bristol County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $266k; list at $599k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $340,000 (43.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. 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?
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 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: 0.57% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.28%
• DSCR: 0.59
• GRM: 14.7

CMA / ARV

• ARV (median comp): $734,510
• List price: $599,000
• Delta: -18.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -32.8%
• Equity multiple: -0.07×
• Total profit: $-179,692
• Equity at exit: $89,313

10-year hold

• IRR: -39.3%
• Equity multiple: -0.57×
• Total profit: $-262,996
• Equity at exit: $51,791

Cash invested: $167,720 (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 02806

• Active inventory: 94
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$592 /mo · $7,102/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-1,297

Break-even live

Break-even rent $5,041

Max offer price $369,943

Occupancy floor —

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Baron Rd Barrington, RI	2.0	1.0	960	$3,400	$3.54	2d	1	1.26mi

Listing history 29 events

1. 2026-06-18
   days on market $599,000 Active 44 DOM
2. 2026-06-17
   days on market $599,000 Active 43 DOM
3. 2026-06-16
   days on market $599,000 Active 42 DOM
4. 2026-06-15
   days on market $599,000 Active 41 DOM
5. 2026-06-13
   days on market $599,000 Active 39 DOM
6. 2026-06-09
   days on market $599,000 Active 35 DOM
7. 2026-06-08
   days on market $599,000 Active 34 DOM
8. 2026-06-07
   days on market $599,000 Active 33 DOM
9. 2026-06-05
   days on market $599,000 Active 30 DOM
10. 2026-06-03
    days on market $599,000 Active 29 DOM
11. 2026-06-02
    days on market $599,000 Active 28 DOM
12. 2026-06-01
    days on market $599,000 Active 27 DOM
13. 2026-05-31
    days on market $599,000 Active 26 DOM
14. 2026-05-05
    listed $599,000 Active 390-char remark
15. 2024-11-25
    historical $3,300
16. 2024-10-12
    price $3,300
17. 2024-10-02
    price $3,500
18. 2024-09-24
    listed $3,800
19. 2021-10-19
    historical
20. 2021-08-26
    listed $439,000 Active
21. 2021-08-26
    historical
22. 2021-08-06
    price $449,250
23. 2021-07-30
    price $501,000
24. 2021-07-30
    listed $499,900 Active
25. 2017-07-17
    soldstatus $266,000 Sold
26. 2017-07-17
    soldstatus $266,000
27. 2017-06-22
    status Pending
28. 2017-06-05
    historical Active - Under Contract
29. 2017-06-01
    listed $269,000 Active

ⓘ 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: $7,102 · $592/mo
• Projected year-2 tax: $8,433 · $703/mo
• Expected delta: +$1,331/yr (+$111/mo · 18.7%)

ⓘ 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 (shaded) · 0% 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 8/10 Severe 80% 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: $40,800
• − Mortgage interest: −$33,553
• − Property taxes: −$7,102
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − Depreciation: −$17,425
• Taxable loss: −$26,804
• Est. tax savings @ 24.0%: +$6,433
• After-tax cash flow: $-9,127/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: Barrington
• NCES district ID: 4400030
• Math proficiency: 55% ▼ -11.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $104,568
• Composite: 58.31/100
• National rank: #1016
• State rank: #1 of 39 in RI

Livability — Barrington

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

Census & demographics

• Population (ZIP): 17,113

Population outlook (Bristol County) Hauer SSP2

• Today (2025): 49,175 people
• By 2030: 48,295 · -1.8%
• By 2040: 45,652 · -7.2%
• By 2050: 43,093 · -12.4%
• By 2075: 38,508 · -21.7%
• By 2100: 34,809 · -29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Russian 8% Lithuanian 4% Romanian 3%
• Foreign-born: 9% · China, Canada
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Bristol

• 2024 margin: Strong D (+26.4) · D 62.1% · R 35.7% · Other 2.2%
• 2008→2024 swing: -0.4pp no change · 2008: 26.8pp · 2024: 26.4pp
• All cycles: 2024: D+26.4 2020: D+29.2 2016: D+22.8 2012: D+23.3 2008: D+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -655.62%
• Current HPI: 392.5723
• 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

+122.7% since first listed

16 events — show timeline

• 2026-05-05 Listed $599,000 RIS
• 2024-11-25 Rental Removed $3,300 RIS
• 2024-10-12 Price Changed $3,300 RIS
• 2024-10-02 Price Changed $3,500 RIS
• 2024-09-24 Listed for Rent $3,800 RIS
• 2021-10-19 Listing Removed — RIS
• 2021-08-26 Listing Removed — RIS
• 2021-08-26 Listed $439,000 RIS
• 2021-08-06 Price Changed $449,250 RIS
• 2021-07-30 Price Changed $501,000 RIS
• 2021-07-30 Listed $499,900 RIS
• 2017-07-17 Sold (Public Records) $266,000 Public Records
• 2017-07-17 Sold (MLS) $266,000 RIS
• 2017-06-22 Pending — RIS
• 2017-06-05 Contingent — RIS
• 2017-06-01 Listed $269,000 RIS

Property tax history

+4.0%/yr

Latest (2025): $7,102 · +4.0% YoY. Source: county tax records.