161 167 Sayles Ave · Burrillville, RI 02859

$645,000

28 bd · 18.0 ba · 4,205 sqft · MultiFamily · 250 Days on market

Built 1850 Average condition 0.66 ac lot $153/sqft · at area comps Est $614k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +5.3/15.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Excellent investment opportunity or a great portfolio addition. This 4 unit property has been maintained by its owner. Fully rented units. Updated heat and electrical- no knob/tube. Newer appliances. Plenty of off street parking. Located in Pascoag-great school district. Smaller portion of house has newer roof- the larger portion is a bit older but still in good condition. Navien on demand heat and hot water systems. Part gas and electric heat with new baseboards. Oversized lot provides great space. Short walk/drive to parks, schools recreation and amenities. Long term tenants in place in all units so rents could be adjusted. Separate utilities. Great taxes, very affordable. Set up a tour today.

Key facts

• Off street parking
• Newer roof
• Newer appliances

Tags

• FULLY RENTED UNITS
• UPDATED HEAT AND ELECTRICAL
• NEWER APPLIANCES
• OFF STREET PARKING
• NEWER ROOF
• NAVIEN ON DEMAND HEAT

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/4.5-bath units multifamily listed at $645k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $668/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $645k).
• Recommended offer: $568k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Burrillville (suburban): math 14% / reading 29% proficiency, ranked #27 of 39 in RI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: William Callahan School (math 7% / reading 27%, grade F, #119 of 167 statewide, top 73%, 318 students, 50% FRL); Burrillville Middle School (math 10% / reading 24%, grade F, #35 of 57 statewide, top 62%, 486 students, 37% FRL); Burrillville High School (math 32% / reading 47%, grade F, #22 of 58 statewide, top 37%, 657 students, 30% FRL).
• Market conditions: 49 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 $69k of equity ($4k loan paydown + $64k 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 $181k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$111k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($568k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; list at $645k implies a 706% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $567,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $614,388
• List price: $645,000
• Delta: 4.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.5%
• Equity multiple: 3.89×
• Total profit: $521,570
• Equity at exit: $581,067

10-year hold

• IRR: 32.3%
• Equity multiple: 8.77×
• Total profit: $1,402,404
• Equity at exit: $1,253,093

Cash invested: $180,600 (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 02859

• Home prices YoY: 4.8%
• Active inventory: 49
• Price-to-rent: 23.8×

Monthly cashflow live

• Estimated rent: $9,024 medium
• Mortgage (P&I): −$3,382
• Tax est. 1.5%: −$806 /mo · $9,675/yr
• Insurance: −$269
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,895
• Net cashflow: $2,672

Break-even live

Break-even rent $5,642

Max offer price $645,000

Occupancy floor 65%

Sensitivity live

Price	-10% $3,117	-5% $2,894	+0% $2,672	+5% $2,449	+10% $2,226
Rent	-10% $1,959	-5% $2,315	+0% $2,672	+5% $3,028	+10% $3,384
Rate	-1.0pp $2,996	-0.5pp $2,836	base $2,672	+0.5pp $2,504	+1.0pp $2,334

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	4.5	$9,024
Total (4 units)			$9,024

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: $161,250
• Closing costs: $19,350
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $645,000 Active 250 DOM
2. 2026-06-21
   days on market $645,000 Active 249 DOM
3. 2026-06-18
   days on market $645,000 Active 247 DOM
4. 2026-06-17
   days on market $645,000 Active 246 DOM
5. 2026-06-16
   days on market $645,000 Active 245 DOM
6. 2026-06-15
   days on market $645,000 Active 244 DOM
7. 2026-06-13
   days on market $645,000 Active 242 DOM
8. 2026-06-12
   days on market $645,000 Active 241 DOM
9. 2026-06-09
   days on market $645,000 Active 238 DOM
10. 2026-06-08
    days on market $645,000 Active 237 DOM
11. 2026-06-08
    days on market $645,000 Active 236 DOM
12. 2026-06-07
    days on market $645,000 Active 235 DOM
13. 2026-06-04
    days on market $645,000 Active 232 DOM
14. 2026-06-02
    days on market $645,000 Active 231 DOM
15. 2026-06-01
    days on market $645,000 Active 230 DOM
16. 2026-05-31
    days on market $645,000 Active 229 DOM
17. 2025-10-14
    historical

    Show marketing remark (708 chars)

    Excellent investment opportunity or a great portfolio addition. This 4 unit property has been maintained by its owner. Fully rented units. Updated heat and electrical- no knob/tube. Newer appliances. Plenty of off street parking. Located in Pascoag-great school district. Smaller portion of house has newer roof- the larger portion is a bit older but still in good condition. Navien on demand heat and hot water systems. Part gas and electric heat with new baseboards. Oversized lot provides great space. Short walk/drive to parks, schools recreation and amenities. Long term tenants in place in all units so rents could be adjusted. Separate utilities. Great taxes, very affordable. Set up a tour today.

18. 2025-10-14
    listed $625,000 Active 708-char remark

    Show marketing remark (708 chars)

    Excellent investment opportunity or a great portfolio addition. This 4 unit property has been maintained by its owner. Fully rented units. Updated heat and electrical- no knob/tube. Newer appliances. Plenty of off street parking. Located in Pascoag-great school district. Smaller portion of house has newer roof- the larger portion is a bit older but still in good condition. Navien on demand heat and hot water systems. Part gas and electric heat with new baseboards. Oversized lot provides great space. Short walk/drive to parks, schools recreation and amenities. Long term tenants in place in all units so rents could be adjusted. Separate utilities. Great taxes, very affordable. Set up a tour today.

19. 2025-05-22
    status Active
20. 2025-05-13
    status Pending
21. 2025-04-10
    listed $625,000 Active
22. 2024-04-29
    historical
23. 2023-10-05
    listed $544,900 Active
24. 2013-12-19
    price $140,000
25. 2013-12-19
    price $164,000
26. 2011-02-28
    soldstatus $80,000
27. 2010-11-04
    historical
28. 2010-03-09
    listed $165,000
29. 2009-12-29
    historical
30. 2009-07-01
    listed $269,000
31. 2000-06-24
    historical
32. 2000-06-08
    listed $142,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 60% 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: $108,288
• − Mortgage interest: −$36,130
• − Property taxes: −$9,675
• − Insurance: −$3,225
• − Repairs & maintenance: −$8,663
• − Management: −$8,663
• − Depreciation: −$18,764
• Taxable income: $23,168
• Est. tax owed @ 24.0%: −$5,560
• After-tax cash flow: $26,498/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.

Condition & rehab AI · 8 photos

Average 55/100 Moderate rehab

This 4-unit property requires moderate repairs to exterior siding and roof, with average condition overall. Upgrading these areas would significantly enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Moderate roof — Appears older with some discoloration

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace siding — Improves home's appearance and value
• Both Upgrade roof — Extends lifespan and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
roof · Appears older with some discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace siding — Improves home's appearance and value ↑
• Both Upgrade roof — Extends lifespan and enhances value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Burrillville
• NCES district ID: 4400090
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $66,679
• Composite: 20.69/100
• National rank: #8529
• State rank: #27 of 39 in RI

Livability — Burrillville

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

Census & demographics

• Census place: Pascoag, RI
• Population (ZIP): 6,803

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 2% Asian 1%
• Hispanic origin (detail): Dominican 5%
• Common ancestry: Lithuanian 16% Russian 4% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 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: ▲ 15.22%
• Current HPI: 330.7456
• 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

+340.1% since first listed

16 events — show timeline

• 2025-10-14 Listed $625,000 RIS
• 2025-10-14 Listing Removed — RIS
• 2025-05-22 Relisted — RIS
• 2025-05-13 Pending — RIS
• 2025-04-10 Listed $625,000 RIS
• 2024-04-29 Listing Removed — RIS
• 2023-10-05 Listed $544,900 RIS
• 2013-12-19 Price Changed $140,000 RIS
• 2013-12-19 Price Changed $164,000 RIS
• 2011-02-28 Sold (MLS) $80,000 RIS
• 2010-11-04 Listing Removed — RIS
• 2010-03-09 Listed $165,000 RIS
• 2009-12-29 Listing Removed — RIS
• 2009-07-01 Listed $269,000 RIS
• 2000-06-24 Listing Removed — RIS
• 2000-06-08 Listed $142,000 RIS