14 Kimball Ave · Pawtucket, RI 02860

$549,000

5 bd · 3.0 ba · 2,494 sqft · MultiFamily public records · 13 Days on market

Built 1912 4,330 sqft lot $220/sqft · 35% above area Est $649k · 15% under

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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 +21.5/30.0
• ARV discount +14.4/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• 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

Legal 3-family located on a quiet block in Pawtucket's Oak Hill neighborhood minutes from the East Side of Providence and with easy access to I-95. Three 2-bedroom units. Hardwood floors, built-ins, replacement windows, lead safe certificates. Well-maintained exterior with vinyl siding. Ample parking including 2-car garage. Good-sized backyard. Great opportunity for an investor or owner-occupant. Taxes if owner-occupied would be $6,574. To be sold as is.

Key facts

• Easy access to i-95
• Quiet block
• Hardwood floors

Tags

• QUIET BLOCK
• EASY ACCESS TO I-95
• HARDWOOD FLOORS
• BUILT-INS
• REPLACEMENT WINDOWS
• WELL-MAINTAINED EXTERIOR

Property features AI

Finance

• HOA & community: Nearby highway access; Near hospital; Near schools; Public transportation access; Nearby restaurants and shopping; Sidewalks

Exterior

• Parking: Detached garage; Total parking for 5 vehicles; Two covered parking spaces (garage)
• Utilities: Public water; Public sewer; Electrical service: 100 amps
• Home design: Three-story building; Single building with three residential units; Above-grade finished area approximately 3,984
• Construction: Plaster and vinyl siding exterior; Stone foundation
• Exterior features: Balcony; Paved driveway

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three separate two-bedroom units (each unit is 2 BR)
• Flooring: Carpet; Hardwood; Laminate; Vinyl
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Gas heating; Radiant heat; Steam heat
• Interior features: Thermal windows; Interior steps; Tub with shower
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $549k).
• Cap rate 8.1% vs local median 3.8% in Pawtucket — 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 71/100 on livability (#16 in RI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: employment C-, schools D, amenities F.
• Pawtucket (suburban): math 7% / reading 19% proficiency, ranked #33 of 39 in RI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 123 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 $5,669/mo this rent would consume 111% of the median local household income ($62k/yr) (locally 2528% 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 $4k of loan paydown is wiped out by about $16k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $549,000

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 1912 — 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: 1.03% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (median comp): $648,973
• List price: $549,000
• Delta: -15.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 27 Blodgett Ave	0.18mi	6/2.0 (+1)	2,602 (+4%)	0mo	$667,500	$257	75
70 Dunnell Ave	0.12mi	6/5.0 (+1)	2,448 (-2%)	6mo	$565,000	$231	74
23 Auburn St	0.19mi	4/4.0 (-1)	2,484 (-0%)	12mo	$530,000	$213	72
230 Pawtucket Ave	0.21mi	6/3.0 (+1)	2,785 (+12%)	7mo	$660,000	$237	60
7 Brown St	0.42mi	6/3.0 (+1)	2,656 (+6%)	8mo	$690,000	$260	57
80 Wilcox Ave	0.38mi	6/2.5 (+1)	2,636 (+6%)	11mo	$675,000	$256	57
238 Pawtucket Ave	0.20mi	6/3.0 (+1)	2,839 (+14%)	12mo	$695,000	$245	52
138 Sheffield Ave	0.40mi	4/2.0 (-1)	2,734 (+10%)	9mo	$584,000	$214	49
5 7 Mary St	0.37mi	4/2.5 (-1)	2,128 (-15%)	7mo	$530,000	$249	46
47 Bloomingdale Ave	0.73mi	4/3.0 (-1)	2,368 (-5%)	10mo	$475,000	$201	44
14 Patterson Ave	0.50mi	6/3.0 (+1)	2,246 (-10%)	19mo	$500,000	$223	40
169 Newell Ave	0.54mi	6/2.0 (+1)	2,216 (-11%)	12mo	$495,000	$223	37

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-33,856
• Equity at exit: $81,858

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $49,167
• Equity at exit: $47,467

Cash invested: $153,720 (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 02860

• Rents YoY: 3.5%
• Active inventory: 123
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $5,669 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$548 /mo · $6,574/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,190
• Net cashflow: $823

Break-even live

Break-even rent $4,627

Max offer price $549,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,134	-5% $978	+0% $823	+5% $668	+10% $512
Rent	-10% $375	-5% $599	+0% $823	+5% $1,047	+10% $1,271
Rate	-1.0pp $1,099	-0.5pp $963	base $823	+0.5pp $681	+1.0pp $536

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,670
Total (3 units)			$5,669

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Smart St Providence, RI	4.0	2.0	1743	$3,500	$2.01	2d	1	1.41mi

Listing history 1 events

1. 2026-05-13
   listed $549,000 Active 459-char remark

ⓘ 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: $6,574 · $548/mo
• Projected year-2 tax: $7,761 · $647/mo
• Expected delta: +$1,187/yr (+$99/mo · 18.1%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $68,028
• − Mortgage interest: −$30,753
• − Property taxes: −$6,574
• − Insurance: −$2,745
• − Repairs & maintenance: −$5,442
• − Management: −$5,442
• − Depreciation: −$15,971
• Taxable income: $1,101
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $9,611/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: Pawtucket
• NCES district ID: 4400840
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $41,838
• Composite: 11.29/100
• National rank: #9718
• State rank: #33 of 39 in RI

Livability — Pawtucket

• Score: 71/100
• State rank: #16
• US rank: #7037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawtucket, RI
• County: Providence County · 548,917 people
• City population: 75,942
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 47,818
• Household income: $61,539
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 2528.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 29% Two or more races 22% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 6%
• Common ancestry: Russian 9% Lithuanian 4% Romanian 2%
• Foreign-born: 28% · Canada, Jamaica
• Languages at home: 57% English-only · Spanish 22% Other Indo-European 9% French/Haitian/Cajun 9%

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: ▼ -215.00%
• Current HPI: 355.0152
• Rent YoY: ▲ 3.47%
• 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

2 events — show timeline

• 2026-05-27 Pending — RIS
• 2026-05-13 Listed $549,000 RIS

Property tax history

+4.7%/yr

Latest (2025): $6,574 · +6.6% YoY. Source: county tax records.