50 Jackson St · Woonsocket, RI 02895

$759,000

9 bd · 5.0 ba · 4,620 sqft · MultiFamily public records · 57 Days on market

Built 1910 6,534 sqft lot $164/sqft · 85% above area Est $710k · 7% over

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Why this score? — see what drove the D 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 +15.8/30.0
• DSCR +4.9/10.0
• Rent growth +4.8/5.0
• ARV discount +4.4/15.0
• 1% rule +3.7/10.0
• 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

Rare 3-family opportunity in Woonsocket with exceptional upside, including a large detached garage with strong potential for ADU conversion (buyer to perform due diligence). Each unit offers generous living space, hardwood flooring, and abundant natural light through numerous windows. Off-street parking adds everyday convenience, complementing the property's flexibility for investors or owner-occupants. Ideally located with easy access to local shops, restaurants, and amenities, and just minutes to Downtown Woonsocket for dining, retail, and community events. Close to Landmark Medical Center for nearby healthcare. Convenient to Diamond Hill Road and Mendon Road, with quick access to Interstate 146 for commuting to Providence and Worcester. Near River Island Art Park and World War II Veterans Memorial State Park for recreation. Easy access to the Massachusetts border.

Key facts

• Hardwood flooring
• Natural light
• Adu conversion

Tags

• DETACHED GARAGE
• ADU CONVERSION
• HARDWOOD FLOORING
• NATURAL LIGHT
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/1.7-bath units multifamily listed at $759k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive. Per door: $116/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $658k (13.2% below list).
• Recommended offer: $658k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $6,585/mo this rent would consume 129% 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 $5k of loan paydown is wiped out by about $23k 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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($736k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $34k; list at $759k implies a 2166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $658,500 (13.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 13% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (median comp): $709,858
• List price: $759,000
• Delta: 6.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
494 Grove St	0.15mi	8/4.0 (-1)	4,434 (-4%)	10mo	$625,000	$141	69
190 Crawford St	0.16mi	8/4.0 (-1)	4,140 (-10%)	3mo	$670,000	$162	64
209 Crawford St	0.14mi	10/3.0 (+1)	4,892 (+6%)	21mo	$550,000	$112	54
17 Morton Ave	0.67mi	9/3.0	4,686 (+1%)	19mo	$600,000	$128	42
455 Carrington Ave	0.60mi	10/5.0 (+1)	4,787 (+4%)	22mo	$640,000	$134	42
75 South St	0.67mi	8/3.0 (-1)	4,897 (+6%)	6mo	$594,000	$121	41
76 Hamlet Ave	0.61mi	9/4.0	4,904 (+6%)	21mo	$675,000	$138	40
663 Bernon St	0.36mi	8/4.0 (-1)	4,036 (-13%)	17mo	$530,000	$131	39
40 Paradis Ave	0.37mi	8/3.5 (-1)	4,172 (-10%)	20mo	$520,000	$125	39
84 86 Northeast St	0.72mi	8/4.0 (-1)	4,969 (+8%)	15mo	$631,100	$127	32
186 High St	0.72mi	8/4.0 (-1)	4,044 (-12%)	23mo	$585,000	$145	17

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: -8.1%
• Equity multiple: 0.69×
• Total profit: $-66,186
• Equity at exit: $113,169

10-year hold

• IRR: 6.7%
• Equity multiple: 1.61×
• Total profit: $128,700
• Equity at exit: $65,624

Cash invested: $212,520 (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: 28.8×

Monthly cashflow live

• Estimated rent: $6,585 high
• Mortgage (P&I): −$3,980
• Tax from tax record: −$558 /mo · $6,695/yr
• Insurance: −$316
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,383
• Net cashflow: $348

Break-even live

Break-even rent $6,145

Max offer price $759,000

Occupancy floor 90%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	1.7	$6,585
Total (3 units)			$6,585

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: $189,750
• Closing costs: $22,770
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   status $759,000 Pending 57 DOM
2. 2026-06-02
   days on market $759,000 Active 57 DOM
3. 2026-06-01
   days on market $759,000 Active 56 DOM
4. 2026-05-31
   days on market $759,000 Active 55 DOM
5. 2026-05-19
   price $759,000 879-char remark

   Show marketing remark (879 chars)

   Rare 3-family opportunity in Woonsocket with exceptional upside, including a large detached garage with strong potential for ADU conversion (buyer to perform due diligence). Each unit offers generous living space, hardwood flooring, and abundant natural light through numerous windows. Off-street parking adds everyday convenience, complementing the property's flexibility for investors or owner-occupants. Ideally located with easy access to local shops, restaurants, and amenities, and just minutes to Downtown Woonsocket for dining, retail, and community events. Close to Landmark Medical Center for nearby healthcare. Convenient to Diamond Hill Road and Mendon Road, with quick access to Interstate 146 for commuting to Providence and Worcester. Near River Island Art Park and World War II Veterans Memorial State Park for recreation. Easy access to the Massachusetts border.

6. 2026-04-06
   listed $774,000 Active 879-char remark

   Show marketing remark (879 chars)

   Rare 3-family opportunity in Woonsocket with exceptional upside, including a large detached garage with strong potential for ADU conversion (buyer to perform due diligence). Each unit offers generous living space, hardwood flooring, and abundant natural light through numerous windows. Off-street parking adds everyday convenience, complementing the property's flexibility for investors or owner-occupants. Ideally located with easy access to local shops, restaurants, and amenities, and just minutes to Downtown Woonsocket for dining, retail, and community events. Close to Landmark Medical Center for nearby healthcare. Convenient to Diamond Hill Road and Mendon Road, with quick access to Interstate 146 for commuting to Providence and Worcester. Near River Island Art Park and World War II Veterans Memorial State Park for recreation. Easy access to the Massachusetts border.

7. 2012-08-15
   soldstatus $33,500 162-char remark

   Show marketing remark (162 chars)

   Bank owned property selling as is. All offers must include proof of funds or pre qual letter. Recent fire damage. 2 lots vacant lot is undersized. Legal 4 family.

8. 2012-06-15
   historical 162-char remark

   Show marketing remark (162 chars)

   Bank owned property selling as is. All offers must include proof of funds or pre qual letter. Recent fire damage. 2 lots vacant lot is undersized. Legal 4 family.

9. 2012-06-01
   listed $33,500 162-char remark

   Show marketing remark (162 chars)

   Bank owned property selling as is. All offers must include proof of funds or pre qual letter. Recent fire damage. 2 lots vacant lot is undersized. Legal 4 family.

10. 1998-10-26
    soldstatus $120,000

ⓘ 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: $6,695 · $558/mo
• Projected year-2 tax: $9,533 · $794/mo
• Expected delta: +$2,838/yr (+$237/mo · 42.4%)

ⓘ 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: $79,020
• − Mortgage interest: −$42,516
• − Property taxes: −$6,695
• − Insurance: −$3,795
• − Repairs & maintenance: −$6,322
• − Management: −$6,322
• − Depreciation: −$22,080
• Taxable loss: −$8,709
• Est. tax savings @ 24.0%: +$2,090
• After-tax cash flow: $6,263/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

+532.5% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $759,000 RIS
• 2026-04-06 Listed $774,000 RIS
• 2012-08-15 Sold (MLS) $33,500 RIS
• 2012-06-15 Listing Removed — RIS
• 2012-06-01 Listed $33,500 RIS
• 1998-10-26 Sold (Public Records) $120,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $6,695 · +26.1% YoY. Source: county tax records.