129 Lefrancois Blvd · Woonsocket, RI 02895

$499,900

6 bd · 3.0 ba · 1,956 sqft · MultiFamily public records · 8 Days on market

Built 1950 7,405 sqft lot Est $493k · at est.

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Why this score? — see what drove the C- 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 +22.9/30.0
• DSCR +7.4/10.0
• ARV discount +6.9/15.0
• 1% rule +5.5/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Great opportunity to own a 3-family home that looks like a single family in East Woonsocket. Perfect for an owner occupant or investor. The property is in very nice condition and includes a yard and 3-car garage. Well maintained by long term owner. Generates $2,700/month in income. Landlord pays heat and hot water, tenants pay their own electric.

Key facts

• 3 family home
• Off street parking
• 3 car garage

Tags

• 3 FAMILY HOME
• EAST WOONSOCKET NEIGHBORHOOD
• YARD SPACE
• 3 CAR GARAGE
• OFF STREET PARKING
• LAUNDRY IN EACH UNIT

Property features AI

Finance

• Financial info: Owner pays hot water
• HOA & community: Highway access; Near schools; Public transportation nearby; Nearby restaurants

Exterior

• Parking: Detached 3-car garage; Total parking for 8 vehicles; 3 covered parking spaces
• Utilities: Public water (connected); Public sewer (connected); Electric service: 100 amps, circuit breakers; Sewer connected
• Home design: 3 stories; Single building containing 3 units; Above-grade finished area approximately 2,618
• Construction: Drywall interior; Aluminum siding; Vinyl siding; Combination foundation with concrete perimeter; Built as a multi-unit (3 units)
• Exterior features: Paved driveway; Detached garage

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Part of a 3-unit building (total of 3 units)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Oil hot water heating; Baseboard heating; Separate electric meters
• Interior features: Interior steps; Tub with shower; Total of 11 rooms; Fixer condition
• Laundry & utility: Oil water heater

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Cap rate 8.4% 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); 163 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $5,228/mo this rent would consume 103% 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 $15k 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 $140k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $240k; list at $500k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $499,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 1.05% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $492,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Kenwood St	0.40mi	6/2.0	2,080 (+6%)	7mo	$525,000	$252	60

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $2,685
• Equity at exit: $74,537

10-year hold

• IRR: 14.5%
• Equity multiple: 2.43×
• Total profit: $200,145
• Equity at exit: $43,222

Cash invested: $139,972 (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 02895

• Rents YoY: 9.2%
• Active inventory: 163
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $5,228 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$419 /mo · $5,032/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,098
• Net cashflow: $881

Break-even live

Break-even rent $4,113

Max offer price $499,900

Occupancy floor 78%

Sensitivity live

Price	-10% $1,164	-5% $1,022	+0% $881	+5% $739	+10% $598
Rent	-10% $468	-5% $674	+0% $881	+5% $1,087	+10% $1,294
Rate	-1.0pp $1,133	-0.5pp $1,008	base $881	+0.5pp $751	+1.0pp $620

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,229
Total (3 units)			$5,228

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Chester St Unit 3 Woonsocket, RI	5.0	2.0	2000	$2,200	$1.10	44d	1	1.18mi

Listing history 11 events

1. 2026-06-02
   statusdays on market $499,900 Pending 8 DOM
2. 2026-06-01
   days on market $499,900 Active 7 DOM
3. 2026-05-31
   days on market $499,900 Active 6 DOM
4. 2026-05-25
   listed $499,900 Active
5. 2019-07-10
   soldstatus $240,000 Sold 348-char remark

   Show marketing remark (348 chars)

   Great opportunity to own a 3-family home that looks like a single family in East Woonsocket. Perfect for an owner occupant or investor. The property is in very nice condition and includes a yard and 3-car garage. Well maintained by long term owner. Generates $2,700/month in income. Landlord pays heat and hot water, tenants pay their own electric.

6. 2019-07-10
   soldstatus $240,000

   Show marketing remark (348 chars)

   Great opportunity to own a 3-family home that looks like a single family in East Woonsocket. Perfect for an owner occupant or investor. The property is in very nice condition and includes a yard and 3-car garage. Well maintained by long term owner. Generates $2,700/month in income. Landlord pays heat and hot water, tenants pay their own electric.

7. 2019-04-15
   status Pending 348-char remark

   Show marketing remark (348 chars)

   Great opportunity to own a 3-family home that looks like a single family in East Woonsocket. Perfect for an owner occupant or investor. The property is in very nice condition and includes a yard and 3-car garage. Well maintained by long term owner. Generates $2,700/month in income. Landlord pays heat and hot water, tenants pay their own electric.

8. 2019-03-16
   status Active 348-char remark

   Show marketing remark (348 chars)

   Great opportunity to own a 3-family home that looks like a single family in East Woonsocket. Perfect for an owner occupant or investor. The property is in very nice condition and includes a yard and 3-car garage. Well maintained by long term owner. Generates $2,700/month in income. Landlord pays heat and hot water, tenants pay their own electric.

9. 2019-03-02
   historical Under Contract: Soliciting Back-up Offers 348-char remark

   Show marketing remark (348 chars)

   Great opportunity to own a 3-family home that looks like a single family in East Woonsocket. Perfect for an owner occupant or investor. The property is in very nice condition and includes a yard and 3-car garage. Well maintained by long term owner. Generates $2,700/month in income. Landlord pays heat and hot water, tenants pay their own electric.

10. 2018-10-25
    price $249,900 348-char remark

    Show marketing remark (348 chars)

    Great opportunity to own a 3-family home that looks like a single family in East Woonsocket. Perfect for an owner occupant or investor. The property is in very nice condition and includes a yard and 3-car garage. Well maintained by long term owner. Generates $2,700/month in income. Landlord pays heat and hot water, tenants pay their own electric.

11. 2018-08-24
    listed $259,900 Active 348-char remark

    Show marketing remark (348 chars)

    Great opportunity to own a 3-family home that looks like a single family in East Woonsocket. Perfect for an owner occupant or investor. The property is in very nice condition and includes a yard and 3-car garage. Well maintained by long term owner. Generates $2,700/month in income. Landlord pays heat and hot water, tenants pay their own electric.

ⓘ 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: $5,032 · $419/mo
• Projected year-2 tax: $6,590 · $549/mo
• Expected delta: +$1,558/yr (+$130/mo · 31.0%)

ⓘ 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 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: $62,736
• − Mortgage interest: −$28,002
• − Property taxes: −$5,032
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,019
• − Management: −$5,019
• − Depreciation: −$14,543
• Taxable income: $2,622
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $9,942/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

+92.3% since first listed

8 events — show timeline

• 2026-05-25 Listed $499,900 RIS
• 2019-07-10 Sold (Public Records) $240,000 Public Records
• 2019-07-10 Sold (MLS) $240,000 RIS
• 2019-04-15 Pending — RIS
• 2019-03-16 Relisted — RIS
• 2019-03-02 Contingent — RIS
• 2018-10-25 Price Changed $249,900 RIS
• 2018-08-24 Listed $259,900 RIS

Property tax history

-0.8%/yr

Latest (2025): $5,032 · +14.9% YoY. Source: county tax records.