6101 79 Post Rd · Warwick, RI 02852

$140,000

2 bd · 1.0 ba · 942 sqft · Manufactured public records · 24 Days on market

Built 1986 Fair condition $149/sqft · 64% below area $510/mo HOA · 19% of rent

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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 +7.5/15.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE! REMODELED WITH UPGRADES! ALL NEW HARDWOODS! SOME WINDOWS. ALTERNATIVE TO CONDO LIVING. DEN/STUDY W/ LAVETTE! SHED & PATIO. PETS ALLOWED W/ PARK APPROVAL.

Key facts

• Three-season room
• Storage shed
• Walk-in shower

Tags

• THREE-SEASON ROOM
• STORAGE SHED
• WALK-IN SHOWER
• GAS POWERED GENERATOR
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• HOA & community: Association fee $510 monthly; Has land lease

Exterior

• Parking: No garage; 2 parking spaces
• Utilities: 100 amp electrical service; Generator; Connected water with water tap fee; Septic tank
• Home design: Single-story; Above-grade finished living area
• Construction: Vinyl siding
• Exterior features: No garage; 2 parking spaces

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Laminate flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.3% in Warwick — 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 78/100 on livability (#6 in RI, #2,425 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• North Kingstown (suburban): math 47% / reading 63% proficiency, ranked #5 of 39 in RI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Forest Park El. School (math 67% / reading 67%, grade B+, #5 of 167 statewide, top 3%, 260 students, 16% FRL); Davisville Middle School (math 33% / reading 48%, grade F, #9 of 57 statewide, top 14%, 450 students, 28% FRL); North Kingstown Sr. High (math 55% / reading 83%, grade B, #4 of 58 statewide, top 5%, 1,374 students, 17% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 103 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 311 units permitted in Washington County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -14% 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $69k; list at $140k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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. 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.
6. 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.
7. 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: 1.97% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.30%
• DSCR: 2.08
• GRM: 4.2

CMA / ARV

• ARV (median comp): $461,679
• List price: $140,000
• Delta: -69.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $28,165
• Equity at exit: $20,874

10-year hold

• IRR: 26.3%
• Equity multiple: 3.32×
• Total profit: $90,825
• Equity at exit: $12,105

Cash invested: $39,200 (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 02852

• Active inventory: 103
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,754 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$58
• HOA: −$510
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $794

Break-even live

Break-even rent $1,749

Max offer price $140,000

Occupancy floor 66%

Sensitivity live

Price	-10% $873	-5% $833	+0% $794	+5% $754	+10% $715
Rent	-10% $576	-5% $685	+0% $794	+5% $903	+10% $1,011
Rate	-1.0pp $864	-0.5pp $829	base $794	+0.5pp $757	+1.0pp $721

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Mitola Dr Unit 1 North Kingstown, RI	3.0	1.0	1050	$3,100	$2.95	3d	1	1.13mi
71 Ranger Rd North Kingstown, RI	2.0	1.0	1100	$2,800	$2.55	3d	1	1.45mi

HOA detail

• Monthly dues: $510 · $6,120/yr

Listing history 24 events

1. 2026-06-21
   days on market $140,000 Active 24 DOM
2. 2026-06-18
   days on market $140,000 Active 21 DOM
3. 2026-06-17
   days on market $140,000 Active 20 DOM
4. 2026-06-16
   days on market $140,000 Active 19 DOM
5. 2026-06-15
   days on market $140,000 Active 18 DOM
6. 2026-06-13
   days on market $140,000 Active 16 DOM
7. 2026-06-13
   days on market $140,000 Active 15 DOM
8. 2026-06-09
   days on market $140,000 Active 12 DOM
9. 2026-06-08
   days on market $140,000 Active 11 DOM
10. 2026-06-07
    statusdays on market $140,000 Active 10 DOM
11. 2026-05-15
    status Pending 535-char remark
12. 2026-05-07
    listed $140,000 Active 535-char remark
13. 2019-09-20
    price $74,700 172-char remark

    Show marketing remark (172 chars)

    MUST SEE! REMODELED WITH UPGRADES! ALL NEW HARDWOODS! SOME WINDOWS. ALTERNATIVE TO CONDO LIVING. DEN/STUDY W/ LAVETTE! SHED & PATIO. PETS ALLOWED W/ PARK APPROVAL.

14. 2016-11-08
    price $69,900
15. 2013-12-19
    price $24,000
16. 2011-11-28
    historical
17. 2011-09-23
    listed $24,000
18. 2011-09-18
    historical
19. 2011-02-18
    listed $50,000
20. 2005-12-01
    soldstatus $68,900 172-char remark

    Show marketing remark (172 chars)

    MUST SEE! REMODELED WITH UPGRADES! ALL NEW HARDWOODS! SOME WINDOWS. ALTERNATIVE TO CONDO LIVING. DEN/STUDY W/ LAVETTE! SHED & PATIO. PETS ALLOWED W/ PARK APPROVAL.

21. 2005-10-18
    historical 172-char remark

    Show marketing remark (172 chars)

    MUST SEE! REMODELED WITH UPGRADES! ALL NEW HARDWOODS! SOME WINDOWS. ALTERNATIVE TO CONDO LIVING. DEN/STUDY W/ LAVETTE! SHED & PATIO. PETS ALLOWED W/ PARK APPROVAL.

22. 2005-08-04
    listed $77,700 172-char remark

    Show marketing remark (172 chars)

    MUST SEE! REMODELED WITH UPGRADES! ALL NEW HARDWOODS! SOME WINDOWS. ALTERNATIVE TO CONDO LIVING. DEN/STUDY W/ LAVETTE! SHED & PATIO. PETS ALLOWED W/ PARK APPROVAL.

23. 2004-08-18
    historical
24. 2004-05-04
    listed $79,900

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,615 · $135/mo
• Expected delta: +$667/yr (+$56/mo · 70.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,042
• − Mortgage interest: −$7,842
• − Property taxes: −$948
• − Insurance: −$700
• − Repairs & maintenance: −$2,643
• − Management: −$2,643
• − HOA: −$6,120
• − Depreciation: −$4,073
• Taxable income: $8,072
• Est. tax owed @ 24.0%: −$1,937
• After-tax cash flow: $7,588/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs and maintenance needed, primarily focusing on exterior and interior updates to enhance its value.

Repairs flagged

• Moderate Siding — Weathered and discoloration visible.
• Minor Landscaping — Shrubs appear somewhat unkempt.
• Minor Roof — No visible signs of major issues, but may need inspection.

Value-add opportunities

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics.
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value.
• Both Siding repair — Repairing weathered siding can improve the home's appearance and increase its value.
• Both Interior updates — Updating the interior can make the home more attractive and increase its value for both resale and rental.
• Both Kitchen and bathroom updates — Updating these spaces can significantly increase the home's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and discoloration visible.	Moderate	$3,000–15,000
Landscaping · Shrubs appear somewhat unkempt.	Minor	$500–3,000
Roof · No visible signs of major issues, but may need inspection.	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Painting — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value. ↑
• Both Siding repair — Repairing weathered siding can improve the home's appearance and increase its value. ↑
• Both Interior updates — Updating the interior can make the home more attractive and increase its value for both resale and rental. ↑
• Both Kitchen and bathroom updates — Updating these spaces can significantly increase the home's value and appeal to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Kingstown
• NCES district ID: 4400750
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $80,380
• Composite: 49.77/100
• National rank: #1962
• State rank: #5 of 39 in RI

Livability — Warwick

• Score: 78/100
• State rank: #6
• US rank: #2425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 79,886 people
• City population: 108,434
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 23,406
• Household income: $118,643
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 505.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 123,856 people
• By 2030: 121,962 · -1.5%
• By 2040: 115,902 · -6.4%
• By 2050: 107,078 · -13.5%
• By 2075: 92,575 · -25.3%
• By 2100: 77,407 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 9% Russian 6% Romanian 4%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: D (+15.0) · D 56.4% · R 41.4% · Other 2.3%
• 2008→2024 swing: -24.3pp toward R · 2008: 39.3pp · 2024: 15.0pp
• All cycles: 2024: D+15.0 2020: D+19.4 2016: D+10.0 2012: D+16.8 2008: D+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -548.20%
• Current HPI: 367.4748
• 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

+75.2% since first listed

15 events — show timeline

• 2026-06-05 Relisted — RIS
• 2026-05-15 Pending — RIS
• 2026-05-07 Listed $140,000 RIS
• 2019-09-20 Price Changed $74,700 RIS
• 2016-11-08 Price Changed $69,900 RIS
• 2013-12-19 Price Changed $24,000 RIS
• 2011-11-28 Listing Removed — RIS
• 2011-09-23 Listed $24,000 RIS
• 2011-09-18 Listing Removed — RIS
• 2011-02-18 Listed $50,000 RIS
• 2005-12-01 Sold (MLS) $68,900 RIS
• 2005-10-18 Listing Removed — RIS
• 2005-08-04 Listed $77,700 RIS
• 2004-08-18 Listing Removed — RIS
• 2004-05-04 Listed $79,900 RIS

Property tax history

+7.7%/yr

Latest (2025): $948 · +22.6% YoY. Source: county tax records.