13 Lane Two Ln · Coventry, RI 02816

$85,000

1 bd · 1.0 ba · 492 sqft · Manufactured public records · 30 Days on market

Built 1972 $418/mo HOA · 26% of rent ↓ 11% since listing

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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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a cozy place to call your own? Why rent when you can own. This 1 bed, 1 bath home is an affordable option. Located in Mapleroot Village. Short walk to Mapleroot pond - great for fishing! Schedule an appointment today to see this home.

Key facts

• Parking
• Built 1972
• Listed 30 days

Property features AI

Finance

• Financial info: Property has a land lease
• HOA & community: Monthly association fee of $418; Community amenities include golf, marina, public transportation, recreation area, restaurants, shopping, highway access, near hospital and schools

Exterior

• Parking: No garage; 1 off-street parking space
• Utilities: Electric service with fuses; Water via tap fee
• Home design: One-story property; Above-grade finished living area present
• Construction: Aluminum siding
• Exterior features: Walkable to water

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 3 rooms (includes bedrooms and living areas)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Wall cooling unit(s)
• Interior features: Laminate flooring; Tub with shower
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% 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.
• Coventry (suburban): math 25% / reading 41% proficiency, ranked #19 of 39 in RI (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; solid renter incomes; 471 units permitted in Kent County in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kent County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: HOA is 26% of rent.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.90% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.12%
• DSCR: 1.67
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $5,591
• Equity at exit: $12,674

10-year hold

• IRR: 15.6%
• Equity multiple: 2.28×
• Total profit: $30,536
• Equity at exit: $7,349

Cash invested: $23,800 (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 02816

• Active inventory: 176
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$35
• HOA: −$418
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $300

Break-even live

Break-even rent $1,236

Max offer price $85,000

Occupancy floor 76%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $418 · $5,016/yr

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 30 DOM
2. 2026-06-17
   days on market $85,000 Active 29 DOM
3. 2026-06-16
   days on market $85,000 Active 28 DOM
4. 2026-06-15
   days on market $85,000 Active 27 DOM
5. 2026-06-13
   days on market $85,000 Active 25 DOM
6. 2026-06-13
   days on market $85,000 Active 24 DOM
7. 2026-06-09
   days on market $85,000 Active 21 DOM
8. 2026-06-08
   days on market $85,000 Active 20 DOM
9. 2026-06-07
   days on market $85,000 Active 19 DOM
10. 2026-06-03
    days on market $85,000 Active 15 DOM
11. 2026-06-02
    days on market $85,000 Active 14 DOM
12. 2026-06-01
    days on market $85,000 Active 13 DOM
13. 2026-05-31
    days on market $85,000 Active 12 DOM
14. 2026-05-19
    listed $85,000 Active
15. 2025-02-20
    historical
16. 2025-02-01
    price $89,900
17. 2024-11-04
    listed $95,000 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: $928 · $77/mo
• Projected year-2 tax: $1,157 · $96/mo
• Expected delta: +$229/yr (+$19/mo · 24.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,389
• − Mortgage interest: −$4,761
• − Property taxes: −$928
• − Insurance: −$425
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$5,016
• − Depreciation: −$2,473
• Taxable income: $2,683
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $2,955/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: Coventry
• NCES district ID: 4400210
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $66,277
• Composite: 30.18/100
• National rank: #6317
• State rank: #19 of 39 in RI

Livability — Coventry

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

Census & demographics

• County: Kent County · 90,904 people
• City population: 33,298
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 33,298
• Household income: $101,431
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 667.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 160,994 people
• By 2030: 157,428 · -2.2%
• By 2040: 148,389 · -7.8%
• By 2050: 137,995 · -14.3%
• By 2075: 118,536 · -26.4%
• By 2100: 102,266 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Lithuanian 13% Russian 8% Romanian 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 49.9% · R 48.1% · Other 2.0%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.5pp · 2024: 1.9pp
• All cycles: 2024: D+1.9 2020: D+7.6 2016: R+0.7 2012: D+18.4 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -362.74%
• Current HPI: 336.2662
• Rent YoY: —
• 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

-10.5% since first listed

4 events — show timeline

• 2026-05-19 Listed $85,000 RIS
• 2025-02-20 Listing Removed — RIS
• 2025-02-01 Price Changed $89,900 RIS
• 2024-11-04 Listed $95,000 RIS

Property tax history

+10.8%/yr

Latest (2025): $928 · +1.5% YoY. Source: county tax records.