95 Park Pl #201 · Pawtucket, RI 02860

$179,900

2 bd · 1.0 ba · 764 sqft · Condo public records · 4 Days on market

Built 1986 $335/mo HOA · 18% of rent

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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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +3.6/10.0
• 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

Listing remarks

Welcome to 95 Park Place, Unit 201, a 2-bedroom, 1-bath condo offering comfortable, low-maintenance living in a desirable Pawtucket location. This unit features a functional layout with bright living spaces and ample room to relax or entertain. Enjoy the ease of one assigned parking space along with on-site community laundry for added convenience. Ideally located near local amenities, shopping, dining, and major routes, this is a great opportunity for owner-occupants or investors alike.

Key facts

• Shopping
• Local amenities
• Dining

Tags

• ASSIGNED PARKING SPACE
• ON-SITE COMMUNITY LAUNDRY
• DESIRABLE PAWTUCKET LOCATION
• LOCAL AMENITIES
• SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-36 ($-427/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $174k (3.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Providence County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $120k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $173,609 (3.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-30,330
• Equity at exit: $26,824

10-year hold

• IRR: -7.6%
• Equity multiple: 0.51×
• Total profit: $-24,831
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$943
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$75
• HOA: −$335
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-36

Break-even live

Break-even rent $1,923

Max offer price $173,609

Occupancy floor 97%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 S Union St Pawtucket, RI	1.0–2.0	1.0–2.0	1053	$2,795	$2.65	1d	8	0.05mi
136 George St Unit 8 Pawtucket, RI	2.0	1.0	800	$1,650	$2.06	43d	1	0.28mi
44 Pine St Unit 2 Pawtucket, RI	2.0	1.0	980	$1,800	$1.84	23d	1	0.35mi
19 Barney Ave Unit 1 Pawtucket, RI	3.0	1.0	1000	$1,950	$1.95	43d	1	0.36mi
29 Pine St Unit 2 Pawtucket, RI	3.0	1.0	1100	$1,900	$1.73	15d	1	0.39mi
183 Harrison St #1 Pawtucket, RI	2.0	1.0	1080	$1,375	$1.27	43d	1	0.41mi
327 Pine St Unit 4018 Pawtucket, RI	1.0	1.0	780	$1,650	$2.12	43d	1	0.42mi
327 Pine St Unit 2014 Pawtucket, RI	1.0	1.0	780	$1,600	$2.05	43d	1	0.42mi
327 Pine St Pawtucket, RI	1.0–2.0	1.0–2.0	940	$2,400	$2.55	1d	2	0.42mi
145 Randall St Pawtucket, RI	1.0–2.0	1.0	955	$2,150	$2.25	4d	5	0.45mi
327 Pine St Unit 3002 Pawtucket, RI	2.0	2.0	1100	$2,400	$2.18	1d	1	0.46mi
327 Pine St Unit 1034 Pawtucket, RI	1.0	1.0	780	$1,700	$2.18	43d	1	0.46mi
31 Potter St Unit 1 Pawtucket, RI	3.0	1.0	1100	$2,000	$1.82	43d	1	0.55mi
52 Jackson St Unit 1 Pawtucket, RI	1.0	1.0	700	$1,425	$2.04	23d	1	0.58mi
13 Magill St Unit 2 Pawtucket, RI	2.0	1.0	1100	$1,850	$1.68	43d	1	0.60mi
94 Lonsdale Ave Unit 7 Pawtucket, RI	1.0	1.0	780	$1,250	$1.60	4d	1	0.61mi
106 Carpenter St Unit 2 Pawtucket, RI	2.0	1.0	975	$1,600	$1.64	43d	1	0.61mi
106 Carpenter St Unit 3 Pawtucket, RI	2.0	1.0	950	$1,400	$1.47	43d	1	0.61mi
74 Hawes St Unit 2 Central Falls, RI	2.0	1.0	775	$1,700	$2.19	1d	1	0.64mi
65 Johnson St Unit 1R Pawtucket, RI	2.0	1.0	650	$1,600	$2.46	16d	1	0.65mi
133 Clifford St Unit 2 Pawtucket, RI	2.0	1.0	960	$1,800	$1.88	23d	1	0.67mi
850 Main St #2 Pawtucket, RI	2.0	1.0	1000	$1,495	$1.50	23d	1	0.70mi
396 Weeden St Pawtucket, RI	1.0–2.0	1.0	700	$2,195	$3.14	3d	4	0.71mi
53 S Bend St Unit 3 Pawtucket, RI	3.0	1.0	922	$1,900	$2.06	23d	1	0.79mi
70 Watson St Apt 1 Central Falls, RI	2.0	1.0	800	$1,350	$1.69	43d	1	0.85mi
422 Pawtucket Ave Unit 2 Pawtucket, RI	3.0	1.0	900	$1,875	$2.08	43d	1	0.85mi
422 Pawtucket Ave Unit 11 Pawtucket, RI	2.0	1.0	700	$1,750	$2.50	23d	1	0.85mi
664 Dexter St Unit 8 Central Falls, RI	2.0	1.0	900	$1,500	$1.67	1d	1	0.89mi
132 Armistice Blvd Unit 3 Pawtucket, RI	1.0	1.0	700	$1,300	$1.86	16d	1	0.90mi
48 Waltham St Pawtucket, RI	3.0	1.0	1100	$2,450	$2.23	43d	1	0.91mi
61 Utton Ave Unit 2 Pawtucket, RI	3.0	1.0	1105	$2,400	$2.17	1d	1	0.95mi
6 Lawton St Unit 5 Pawtucket, RI	2.0	1.0	800	$1,450	$1.81	23d	1	0.95mi
223 Cottage St Unit 1 Pawtucket, RI	1.0	1.0	1000	$1,650	$1.65	43d	1	0.99mi
34 Fletcher St Unit 4 Central Falls, RI	2.0	1.0	550	$1,600	$2.91	16d	1	1.00mi
22 Heaton St Unit 3 Pawtucket, RI	3.0	1.0	1117	$2,300	$2.06	43d	1	1.04mi
200 Esten Ave Unit 104 Pawtucket, RI	1.0	1.0	1086	$1,900	$1.75	2d	1	1.05mi
200 Esten Ave Unit 316 Pawtucket, RI	1.0	1.0	1086	$1,995	$1.84	43d	1	1.05mi
43 Trenton St Unit 2 Pawtucket, RI	3.0	1.0	1092	$2,500	$2.29	43d	1	1.09mi
200 Esten Ave Pawtucket, RI	1.0	1.0	1086	$2,005	$1.85	43d	1	1.12mi
301 Lowden St Pawtucket, RI	3.0	1.0	1000	$2,100	$2.10	15d	1	1.15mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-03-24
   status Pending
2. 2026-03-19
   listed $179,900 Active
3. 2018-03-03
   status Pending
4. 2018-03-02
   historical
5. 2018-02-05
   listed $69,900 Active
6. 2016-11-08
   price $114,000
7. 2008-03-30
   historical
8. 2007-03-30
   listed $124,900
9. 2005-11-16
   soldstatus $120,000
10. 2005-11-15
    soldstatus $120,000
11. 2005-11-10
    historical
12. 2005-06-30
    listed $124,900

ⓘ 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: $1,988 · $166/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$472/yr (+$39/mo · 23.8%)

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

Taxation est. · year 1

• Rental income: $22,533
• − Mortgage interest: −$10,077
• − Property taxes: −$1,988
• − Insurance: −$900
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$4,020
• − Depreciation: −$5,233
• Taxable loss: −$3,290
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $362/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

+44.0% since first listed

12 events — show timeline

• 2026-03-24 Pending — RIS
• 2026-03-19 Listed $179,900 RIS
• 2018-03-03 Pending — RIS
• 2018-03-02 Listing Removed — RIS
• 2018-02-05 Listed $69,900 RIS
• 2016-11-08 Price Changed $114,000 RIS
• 2008-03-30 Listing Removed — RIS
• 2007-03-30 Listed $124,900 RIS
• 2005-11-16 Sold (Public Records) $120,000 Public Records
• 2005-11-15 Sold (MLS) $120,000 MLS PIN
• 2005-11-10 Listing Removed — MLS PIN
• 2005-06-30 Listed $124,900 MLS PIN

Property tax history

+1.2%/yr

Latest (2025): $1,988 · +6.5% YoY. Source: county tax records.