219 Crawford St · Woonsocket, RI 02895

$419,000

9 bd · 3.0 ba · 3,696 sqft · MultiFamily public records · 30 Days on market

Built 1900 8,716 sqft lot Est $580k · 28% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +4.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• 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 MLS

WELL MAINTAINED THREE UNIT, ALL SEPARATE UNTILITIES, THREE CENTRAL HEATING SYSTEMS, HARDWOOD FLOORS, FOUR CIRCUIT BREAKER PANELS, FULLY HARDWIRED, PLENTY OF OFF STREET PARKING WITH LARGE YARD. GREAT HOME OR INVESTMENT.

Key facts

• 8,716 sq ft lot
• 6 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $419k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $487/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $419k).
• Recommended offer: $413k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.3% in Woonsocket — 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 65/100 on livability (#24 in RI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, schools D-, amenities F.
• Woonsocket (suburban): math 5% / reading 14% proficiency, ranked #37 of 39 in RI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+9.2%/yr); 165 active listings in the ZIP; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $5,486/mo this rent would consume 108% of the median local household income ($61k/yr) (locally 2658% 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 $13k 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 + 8.0% rent growth), your $117k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $300k; 40% 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, 63% 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 $412,715 (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: 1.31% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $580,272
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 344 Paradis Ave	0.41mi	9/3.0	3,621 (-2%)	10mo	$480,000	$133	69
190 Crawford St	0.03mi	8/4.0 (-1)	4,140 (+12%)	3mo	$670,000	$162	67
172 Park Ave	0.28mi	8/3.0 (-1)	3,252 (-12%)	11mo	$635,000	$195	52
663 Bernon St	0.22mi	8/4.0 (-1)	4,036 (+9%)	17mo	$530,000	$131	51
289 Mowry St	0.58mi	9/3.0	3,360 (-9%)	8mo	$620,000	$185	51
40 Paradis Ave	0.24mi	8/3.5 (-1)	4,172 (+13%)	20mo	$520,000	$125	44
75 W Park Pl	0.54mi	8/4.0 (-1)	3,383 (-8%)	20mo	$530,000	$157	35
118 Church St	0.74mi	9/3.0	4,058 (+10%)	21mo	$570,000	$140	32
113 Transit St	0.55mi	8/4.0 (-1)	3,221 (-13%)	19mo	$562,000	$174	28
186 High St	0.67mi	8/4.0 (-1)	4,044 (+9%)	23mo	$585,000	$145	25

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.46×
• Total profit: $54,285
• Equity at exit: $62,474

10-year hold

• IRR: 23.8%
• Equity multiple: 3.55×
• Total profit: $299,410
• Equity at exit: $36,227

Cash invested: $117,320 (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 02895

• Rents YoY: 9.2%
• Active inventory: 165
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $5,486 high
• Mortgage (P&I): −$2,197
• Tax from tax record: −$500 /mo · $6,000/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,152
• Net cashflow: $1,462

Break-even live

Break-even rent $3,635

Max offer price $419,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,699	-5% $1,581	+0% $1,462	+5% $1,343	+10% $1,225
Rent	-10% $1,029	-5% $1,245	+0% $1,462	+5% $1,679	+10% $1,895
Rate	-1.0pp $1,673	-0.5pp $1,569	base $1,462	+0.5pp $1,354	+1.0pp $1,243

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$5,487
Total (3 units)			$5,486

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2022-07-17
   status Pending
2. 2022-06-25
   status Active
3. 2022-06-23
   status Pending
4. 2022-06-14
   listed $419,000 Active
5. 2019-12-13
   soldstatus $300,000 Closed 218-char remark

   Show marketing remark (218 chars)

   WELL MAINTAINED THREE UNIT, ALL SEPARATE UNTILITIES, THREE CENTRAL HEATING SYSTEMS, HARDWOOD FLOORS, FOUR CIRCUIT BREAKER PANELS, FULLY HARDWIRED, PLENTY OF OFF STREET PARKING WITH LARGE YARD. GREAT HOME OR INVESTMENT.

6. 2019-12-13
   soldstatus $300,000

   Show marketing remark (218 chars)

   WELL MAINTAINED THREE UNIT, ALL SEPARATE UNTILITIES, THREE CENTRAL HEATING SYSTEMS, HARDWOOD FLOORS, FOUR CIRCUIT BREAKER PANELS, FULLY HARDWIRED, PLENTY OF OFF STREET PARKING WITH LARGE YARD. GREAT HOME OR INVESTMENT.

7. 2019-11-14
   status Pending 218-char remark

   Show marketing remark (218 chars)

   WELL MAINTAINED THREE UNIT, ALL SEPARATE UNTILITIES, THREE CENTRAL HEATING SYSTEMS, HARDWOOD FLOORS, FOUR CIRCUIT BREAKER PANELS, FULLY HARDWIRED, PLENTY OF OFF STREET PARKING WITH LARGE YARD. GREAT HOME OR INVESTMENT.

8. 2019-10-17
   historical Active Under Contract 218-char remark

   Show marketing remark (218 chars)

   WELL MAINTAINED THREE UNIT, ALL SEPARATE UNTILITIES, THREE CENTRAL HEATING SYSTEMS, HARDWOOD FLOORS, FOUR CIRCUIT BREAKER PANELS, FULLY HARDWIRED, PLENTY OF OFF STREET PARKING WITH LARGE YARD. GREAT HOME OR INVESTMENT.

9. 2019-10-10
   listed $299,900 Active 218-char remark

   Show marketing remark (218 chars)

   WELL MAINTAINED THREE UNIT, ALL SEPARATE UNTILITIES, THREE CENTRAL HEATING SYSTEMS, HARDWOOD FLOORS, FOUR CIRCUIT BREAKER PANELS, FULLY HARDWIRED, PLENTY OF OFF STREET PARKING WITH LARGE YARD. GREAT HOME OR INVESTMENT.

ⓘ 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: $6,000 · $500/mo
• Projected year-2 tax: $6,415 · $535/mo
• Expected delta: +$415/yr (+$35/mo · 6.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $65,832
• − Mortgage interest: −$23,471
• − Property taxes: −$6,000
• − Insurance: −$2,095
• − Repairs & maintenance: −$5,267
• − Management: −$5,267
• − Depreciation: −$12,189
• Taxable income: $11,544
• Est. tax owed @ 24.0%: −$2,771
• After-tax cash flow: $14,774/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: Woonsocket
• NCES district ID: 4401200
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $37,757
• Composite: 8.01/100
• National rank: #9923
• State rank: #37 of 39 in RI

Livability — Woonsocket

• Score: 65/100
• State rank: #24
• US rank: #12968

Category grades

Amenities F Commute F Cost of living A Crime C- Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woonsocket, RI
• County: Providence County · 548,917 people
• City population: 43,521
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 43,521
• Household income: $61,059
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2658.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 26% Two or more races 18% Asian 7% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 15% Dominican 4%
• Common ancestry: Lithuanian 13% Romanian 3% Russian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 17% Other Asian/Pacific 4% Other Indo-European 4%

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: ▼ -431.80%
• Current HPI: 357.8858
• Rent YoY: ▲ 9.15%
• 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

+39.7% since first listed

9 events — show timeline

• 2022-07-17 Pending — RIS
• 2022-06-25 Relisted — RIS
• 2022-06-23 Pending — RIS
• 2022-06-14 Listed $419,000 RIS
• 2019-12-13 Sold (Public Records) $300,000 Public Records
• 2019-12-13 Sold (MLS) $300,000 RIS
• 2019-11-14 Pending — RIS
• 2019-10-17 Contingent — RIS
• 2019-10-10 Listed $299,900 RIS

Property tax history

+2.1%/yr

Latest (2025): $6,000 · +25.2% YoY. Source: county tax records.