301 Lot 56 Bulgarmarsh Rd · Tiverton, RI 02878

$179,000

2 bd · 2.0 ba · 1,316 sqft · Manufactured public records · 29 Days on market

Built 1979 $136/sqft · 35% above area Est $133k · 35% over $295/mo HOA · 12% of rent

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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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +9.3/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Highest and Best offers due Friday 5/1 by 5 PM! Welcome to 301 Bulgarmarsh Rd, Lot 56 in desirable Dadson Estates-one of Tiverton's most sought-after manufactured home communities. Tucked away at the very end of the development and surrounded by serene woodlands, this 2-bedroom, 2 full bathroom home offers both privacy and peaceful living. With 1,316 square feet of well-maintained, low-maintenance living space, this turnkey property has seen major upgrades throughout, including a whole house standby generator, updated electrical, central air, and a whole house water filtration system. Additional highlights include but are not limited to handicap accessibility, a young roof and siding, and

Key facts

• Updated electrical
• Huge storage shed
• Young roof

Tags

• WHOLE HOUSE STANDBY GENERATOR
• UPDATED ELECTRICAL
• CENTRAL AIR
• YOUNG ROOF
• HUGE STORAGE SHED
• DROP-DOWN ATTIC SPACE

Property features AI

Finance

• Financial info: Has land lease
• HOA & community: Association fee: $295 monthly

Exterior

• Parking: No garage; 4 total parking spaces
• Security: Owned security system
• Utilities: Electric: 100 amp service; Water: water tap fee
• Home design: Single-story; Entry level: First floor
• Construction: Drywall and vinyl siding; Slab foundation
• Exterior features: Wooded lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom 1 — First floor; Bedroom 2 — First floor
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms — First floor
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Furnished; Vinyl flooring; Eat-in kitchen; Security system (owned); Fireplace (1)
• Laundry & utility: Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.5% in Tiverton — 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 61/100 on livability (#28 in RI) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools C-, cost of living D+, amenities F.
• Tiverton (rural): math 35% / reading 49% proficiency, ranked #14 of 39 in RI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 94 units permitted in Newport County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Newport County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.43% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 5.8

CMA / ARV

• ARV (median comp): $132,840
• List price: $179,000
• Delta: 34.75%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $6,144
• Equity at exit: $26,689

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $51,126
• Equity at exit: $15,477

Cash invested: $50,120 (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 02878

• Home prices YoY: -23.3%
• Active inventory: 91
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,564 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$168 /mo · $2,016/yr
• Insurance: −$75
• HOA: −$295
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $549

Break-even live

Break-even rent $1,869

Max offer price $179,000

Occupancy floor 74%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2930 Main Rd Tiverton, RI	2.0	2.0	1465	$2,750	$1.88	4d	1	1.35mi

HOA detail

• Monthly dues: $295 · $3,540/yr
• Likely covers: waterelectric

Listing history 2 events

1. 2026-05-05
   historical Active Under Contract 1026-char remark
2. 2026-04-27
   listed $179,000 Active 1026-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: $2,016 · $168/mo
• Projected year-2 tax: $2,467 · $206/mo
• Expected delta: +$451/yr (+$38/mo · 22.4%)

ⓘ 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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $30,763
• − Mortgage interest: −$10,027
• − Property taxes: −$2,016
• − Insurance: −$895
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − HOA: −$3,540
• − Depreciation: −$5,207
• Taxable income: $4,156
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $5,590/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: Tiverton
• NCES district ID: 4401050
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $67,472
• Composite: 37.77/100
• National rank: #4347
• State rank: #14 of 39 in RI

Livability — Tiverton

• Score: 61/100
• State rank: #28
• US rank: #17481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newport County · 73,957 people
• City population: 16,189
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 16,189
• Household income: $106,036
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 201.0

Population outlook (Newport County) Hauer SSP2

• Today (2025): 81,198 people
• By 2030: 79,518 · -2.1%
• By 2040: 75,581 · -6.9%
• By 2050: 71,801 · -11.6%
• By 2075: 64,618 · -20.4%
• By 2100: 56,724 · -30.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Russian 30% Lithuanian 15% Romanian 4%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Other Indo-European 5% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Newport

• 2024 margin: Strong D (+25.5) · D 61.6% · R 36.1% · Other 2.2%
• 2008→2024 swing: +2.2pp toward D · 2008: 23.3pp · 2024: 25.5pp
• All cycles: 2024: D+25.5 2020: D+29.8 2016: D+19.4 2012: D+17.7 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.16%
• Current HPI: 362.7711
• 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

+17.3% since first listed

4 events — show timeline

• 2026-06-01 Sold (MLS) $210,000 RIS
• 2026-05-26 Pending — RIS
• 2026-05-05 Contingent — RIS
• 2026-04-27 Listed $179,000 RIS

Property tax history

+6.2%/yr

Latest (2024): $2,016 · +17.5% YoY. Source: county tax records.