277 Mauran Ave · East Providence, RI 02914

$465,000

4 bd · 2.0 ba · 1,010 sqft · MultiFamily public records · 36 Days on market

Built 1911 6,098 sqft lot $460/sqft · 7% above area Est $467k · at est.

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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 +16.1/30.0
• ARV discount +7.7/15.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 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

SOLD BEFORE PRINT. Charming and fully updated two-family home featuring 4 bedrooms and 2 baths. Highlights include quartz countertops, shaker cabinets, stainless steel appliances, and beautifully refinished hardwood floors. This cozy property is ideal as a starter home or for downsizing while enjoying rental income. A perfect blend of modern updates and investment potential!

Key facts

• Private deck
• Two-unit layout
• Legal adu

Tags

• CORNER LOT
• LEGAL ADU
• TWO-UNIT LAYOUT
• HARDWOOD FLOORS
• PRIVATE DECK

Property features AI

Finance

• HOA & community: Not a senior community; Community access to public transportation, shopping, parks, walk/jog trails, bike path, and highway

Exterior

• Parking: 3 open parking spaces; Paved driveway
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Single-family residence; Attached property; ADU present; White exterior
• Construction: Brick/mortar foundation; Lead paint present; Built year per public records
• Exterior features: Front porch; Wood deck; Corner lot; Paved public road frontage

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Heating present
• Interior features: 8 total rooms; Full unfinished basement
• Laundry & utility: Water heater included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $412k (11.4% below list).
• Recommended offer: $412k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.1% in East Providence — 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 74/100 on livability (#12 in RI, #4,784 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• East Providence (suburban): math 18% / reading 31% proficiency, ranked #26 of 39 in RI (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $4,119/mo this rent would consume 81% of the median local household income ($61k/yr) (locally 1134% 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 $14k 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 36 days — a 3% lower offer ($451k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $411,900 (11.4% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $466,607
• List price: $465,000
• Delta: -0.34%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Mauran Ave	0.00mi	4/2.0	1,010 (0%)	17mo	$450,000	$446	86

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-60,330
• Equity at exit: $69,333

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-33,355
• Equity at exit: $40,205

Cash invested: $130,200 (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 02914

• Active inventory: 64
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $4,119 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$385 /mo · $4,620/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $237

Break-even live

Break-even rent $3,819

Max offer price $465,000

Occupancy floor 89%

Sensitivity live

Price	-10% $500	-5% $368	+0% $237	+5% $105	+10% $-26
Rent	-10% $-89	-5% $74	+0% $237	+5% $399	+10% $562
Rate	-1.0pp $471	-0.5pp $355	base $237	+0.5pp $116	+1.0pp $-6

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,120
Total (2 units)			$4,119

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Arlington St Unit 2 East Providence, RI	3.0	1.0	1027	$1,600	$1.56	16d	1	0.06mi
114 Warren Ave East Providence, RI	3.0	1.0	1200	$2,100	$1.75	4d	1	0.35mi
50 Reynolds St Unit 2 East Providence, RI	3.0	1.0	1261	$2,000	$1.59	18d	1	0.43mi
159 Tangent St Unit 2 East Providence, RI	3.0	1.0	1100	$2,000	$1.82	13d	1	0.49mi
55 Second St East Providence, RI	3.0	1.0	1100	$2,150	$1.95	25d	1	0.51mi
168 Waterman Ave East Providence, RI	3.0	1.0	1200	$2,500	$2.08	6d	1	0.70mi
16 Trenton St Providence, RI	1.0–4.0	1.0–3.0	800	$3,700	$4.62	18d	14	1.08mi
77 Pitman St Providence, RI	2.0–3.0	1.0–2.0	950	$2,750	$2.89	3d	1	1.18mi
33 Garden Dr Riverside, RI	3.0	1.0	1195	$2,800	$2.34	3d	1	1.49mi

Listing history 8 events

1. 2026-04-23
   listed $465,000 New 740-char remark
2. 2026-04-22
   price $465,000 1182-char remark
3. 2026-03-10
   listed $475,000 Active 1182-char remark
4. 2025-02-26
   historical $1,800
5. 2025-01-21
   listed $1,800
6. 2025-01-13
   soldstatus $450,000 Closed

   Show marketing remark (377 chars)

   SOLD BEFORE PRINT. Charming and fully updated two-family home featuring 4 bedrooms and 2 baths. Highlights include quartz countertops, shaker cabinets, stainless steel appliances, and beautifully refinished hardwood floors. This cozy property is ideal as a starter home or for downsizing while enjoying rental income. A perfect blend of modern updates and investment potential!

7. 2025-01-13
   listed $450,000 Active

   Show marketing remark (377 chars)

   SOLD BEFORE PRINT. Charming and fully updated two-family home featuring 4 bedrooms and 2 baths. Highlights include quartz countertops, shaker cabinets, stainless steel appliances, and beautifully refinished hardwood floors. This cozy property is ideal as a starter home or for downsizing while enjoying rental income. A perfect blend of modern updates and investment potential!

8. 2024-09-19
   soldstatus $325,000

ⓘ 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: $4,620 · $385/mo
• Projected year-2 tax: $6,100 · $508/mo
• Expected delta: +$1,480/yr (+$123/mo · 32.0%)

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $49,428
• − Mortgage interest: −$26,047
• − Property taxes: −$4,620
• − Insurance: −$2,325
• − Repairs & maintenance: −$3,954
• − Management: −$3,954
• − Depreciation: −$13,527
• Taxable loss: −$5,000
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $4,041/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: East Providence
• NCES district ID: 4400330
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $51,011
• Composite: 21.69/100
• National rank: #8274
• State rank: #26 of 39 in RI

Livability — East Providence

• Score: 74/100
• State rank: #12
• US rank: #4784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Providence, RI
• County: Providence County · 548,917 people
• City population: 38,586
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 21,834
• Household income: $61,191
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1134.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 12% Hispanic / Latino 12% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 3%
• Common ancestry: Russian 29% Lithuanian 4% Romanian 3%
• Foreign-born: 24% · Canada, China
• Languages at home: 67% English-only · Other Indo-European 20% Spanish 7% French/Haitian/Cajun 2%

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: ▼ -461.46%
• Current HPI: 323.298
• Rent YoY: —
• 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

+43.1% since first listed

8 events — show timeline

• 2026-05-19 Listing Removed — RIS
• 2026-04-22 Price Changed $465,000 RIS
• 2026-03-10 Listed $475,000 RIS
• 2025-02-26 Rental Removed $1,800 RIS
• 2025-01-21 Listed for Rent $1,800 RIS
• 2025-01-13 Listed $450,000 RIS
• 2025-01-13 Sold (MLS) $450,000 RIS
• 2024-09-19 Sold (Public Records) $325,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,620 · +23.8% YoY. Source: county tax records.