10 Woodridge Dr · Harmony, RI 02839

$119,000

3 bd · 1.0 ba · 1,188 sqft · Manufactured public records · 6 Days on market

Built 1972 Est $122k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• Appreciation +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

EASY LIVING, 3 BED HOME, MANY UPDATES, ROOF, WINDOWS AND MORE. .ALL APPLIANCES INCLUDED, WASHER & DRYER TOO!! PRIVATE YARD, PATIO. LEASED LAND $305.00 MONTH INCLUDES SEWER & WATER. PETS ALLOWED!

Key facts

• Bright kitchen
• Off street parking
• Spacious living area

Tags

• BRIGHT KITCHEN
• SPACIOUS LIVING AREA
• ADDITIONAL ROOM FOR STORAGE
• OFF STREET PARKING
• VINYL EXTERIOR

Property features AI

Finance

• Other: Assessed value: $80,900; Annual tax amount: $963 (2025)
• Financial info: Has land lease

Exterior

• Parking: No garage; 2 parking spaces (total)
• Utilities: 100 amp electric service; Sewer connected; Water connected
• Home design: Single-story home; Aluminum siding; Slab foundation
• Construction: Aluminum siding construction; Built on a slab foundation
• Exterior features: Sewer connected; Water connected

Interior

• Bedrooms: Total rooms: 7
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Tub/shower; Carpet and laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).

Location & tenants

• Location reads 63/100 on livability (#26 in RI) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: cost of living D+, schools D-, amenities F.
• 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.
• Market conditions: 9 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).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $3k appreciation (2.4% local appreciation)).
• Providence County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 29y 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 $55k; list at $119k implies a 117% gain — meaningful room to come down on a strong offer.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1972 — 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 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: 1.93% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.29%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $122,364
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Oak Ter	0.08mi	2/1.0 (-1)	1,072 (-10%)	4mo	$110,000	$103	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 3.35×
• Total profit: $78,211
• Equity at exit: $49,435

10-year hold

• IRR: 43.4%
• Equity multiple: 6.65×
• Total profit: $188,419
• Equity at exit: $73,159

Cash invested: $33,320 (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 02839

• Home prices YoY: 0.7%
• Active inventory: 9
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,063

Break-even live

Break-even rent $954

Max offer price $119,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,130	-5% $1,097	+0% $1,063	+5% $1,029	+10% $996
Rent	-10% $881	-5% $972	+0% $1,063	+5% $1,154	+10% $1,245
Rate	-1.0pp $1,123	-0.5pp $1,093	base $1,063	+0.5pp $1,032	+1.0pp $1,001

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Victory Hwy Mapleville, RI	3.0	1.0	1225	$2,300	$1.88	2d	1	0.83mi

Listing history 6 events

1. 2026-06-12
   statusdays on market $119,000 Pending 6 DOM
2. 2026-06-09
   days on market $119,000 Active 4 DOM
3. 2026-06-08
   days on market $119,000 Active 3 DOM
4. 2026-06-08
   days on market $119,000 Active 2 DOM
5. 2026-06-07
   remarks 358-char remark
6. 2026-06-07
   listed $119,000 Active 1 DOM

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $1,451 · $121/mo
• Expected delta: +$488/yr (+$41/mo · 50.7%)

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

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$6,666
• − Property taxes: −$963
• − Insurance: −$595
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$3,462
• Taxable income: $11,498
• Est. tax owed @ 24.0%: −$2,760
• After-tax cash flow: $9,998/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: 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 — Harmony

• Score: 63/100
• State rank: #26
• US rank: #15838

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 63
• Population (ZIP): 1,690

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 41% Romanian 4% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 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: ▲ 2.38%
• Current HPI: 325.8486
• 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

+198.2% since first listed

14 events — show timeline

• 2026-06-05 Listed $119,000 RIS
• 2019-09-20 Price Changed $54,900 RIS
• 2017-02-17 Listing Removed — RIS
• 2016-12-08 Listed $49,900 RIS
• 2013-12-19 Price Changed $54,900 RIS
• 2012-07-02 Sold (Public Records) $54,900 Public Records
• 2012-06-29 Sold (MLS) $54,900 RIS
• 2012-05-08 Listing Removed — RIS
• 2012-01-24 Listed $62,000 RIS
• 2008-10-02 Sold (MLS) $40,000 RIS
• 2008-09-10 Listing Removed — RIS
• 2008-06-19 Listed $59,000 RIS
• 1997-11-03 Listing Removed — RIS
• 1997-06-17 Listed $39,900 RIS

Property tax history

-0.1%/yr

Latest (2025): $963 · -1.1% YoY. Source: county tax records.