192 Dulude Ave · Woonsocket, RI 02895

$389,900

6 bd · 2.0 ba · 1,820 sqft · MultiFamily public records · 10 Days on market

Built 1910 3,920 sqft lot $214/sqft · 6% above area Est $604k · 35% 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Rent growth +4.8/5.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Some recent updates such as newer windows and bathrooms. Needs exterior paint and some interior finishing touches.

Key facts

• New electric
• New roof
• New windows

Tags

• NEW ROOF
• NEW WINDOWS
• NEW FRONT EXTERIOR DOORS
• NEW SIDE EXTERIOR DOORS
• INSULATED
• NEW ELECTRIC

Property features AI

Finance

• Financial info: Two-unit multifamily property; One two-bedroom unit (approx. 910 area) currently renting for $850; One three-bedroom unit (approx. 910 area)
• HOA & community: Near highway access, hospital, schools, public transportation, recreation area, restaurants and shopping

Exterior

• Parking: Attached garage; One covered garage space; Total of 4 parking spaces
• Utilities: Sewer connected; Water connected; Separate electric meters for units
• Home design: Two-story building; One building containing two residential units; R4 zoning
• Construction: Drywall and shingle siding exterior; Stone foundation
• Exterior features: Paved driveway

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Two-bedroom unit; Three-bedroom unit
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms total (one full bathroom in each unit)
• Heating & cooling: Gas baseboard heating
• Interior features: Tub/shower; Unfinished full basement with both interior and exterior entry; Common area laundry
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive. Per door: $104/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $344k (11.8% below list).
• Recommended offer: $344k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.3% in Woonsocket — 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 65/100 on livability (#24 in RI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, schools D-, amenities F.
• Woonsocket (suburban): math 5% / reading 14% proficiency, ranked #37 of 39 in RI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+9.2%/yr); 163 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $3,438/mo this rent would consume 68% of the median local household income ($61k/yr) (locally 2658% 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 $12k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 31y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $343,800 (11.8% below list)

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 1910 — 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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $604,021
• List price: $389,900
• Delta: -35.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Dulude Ave	0.05mi	6/2.0	1,718 (-6%)	18mo	$381,000	$222	73
217 Rathbun St	0.41mi	5/2.0 (-1)	1,802 (-1%)	23mo	$400,000	$222	55
43 Welles St	0.59mi	5/2.0 (-1)	1,622 (-11%)	7mo	$420,000	$259	44
8-10 California Ave	0.66mi	5/2.0 (-1)	1,912 (+5%)	21mo	$540,000	$282	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-31,881
• Equity at exit: $58,135

10-year hold

• IRR: 7.2%
• Equity multiple: 1.66×
• Total profit: $71,668
• Equity at exit: $33,711

Cash invested: $109,172 (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 02895

• Rents YoY: 9.2%
• Active inventory: 163
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $3,438 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$302 /mo · $3,621/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $207

Break-even live

Break-even rent $3,176

Max offer price $389,900

Occupancy floor 89%

Sensitivity live

Price	-10% $428	-5% $317	+0% $207	+5% $97	+10% $-14
Rent	-10% $-64	-5% $71	+0% $207	+5% $343	+10% $479
Rate	-1.0pp $403	-0.5pp $306	base $207	+0.5pp $106	+1.0pp $3

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,438
Total (2 units)			$3,438

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Chester St Unit 3 Woonsocket, RI	5.0	2.0	2000	$2,200	$1.10	44d	1	0.37mi
335 Blackstone St Woonsocket, RI	6.0	2.0	2400	$2,900	$1.21	2d	1	1.12mi

Listing history 41 events

1. 2026-05-08
   status Pending 585-char remark
2. 2026-05-06
   historical Active Under Contract 585-char remark
3. 2026-04-28
   listed $389,900 Active 585-char remark
4. 2019-09-20
   price $158,000 114-char remark

   Show marketing remark (114 chars)

   Some recent updates such as newer windows and bathrooms. Needs exterior paint and some interior finishing touches.

5. 2016-08-19
   soldstatus $92,500 Sold

   Show marketing remark (298 chars)

   New Electric, Water heaters, windows and garage roof. New appliances in 2013 and 2014 both units. New faucets and ceiling fans both units. Great owner occupied. Cheaper to own than rent. Call or text​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today.

6. 2016-08-19
   soldstatus $92,500

   Show marketing remark (298 chars)

   New Electric, Water heaters, windows and garage roof. New appliances in 2013 and 2014 both units. New faucets and ceiling fans both units. Great owner occupied. Cheaper to own than rent. Call or text​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today.

7. 2016-05-30
   status Pending

   Show marketing remark (298 chars)

   New Electric, Water heaters, windows and garage roof. New appliances in 2013 and 2014 both units. New faucets and ceiling fans both units. Great owner occupied. Cheaper to own than rent. Call or text​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today.

8. 2016-03-07
   listed $94,900 Active - New

   Show marketing remark (298 chars)

   New Electric, Water heaters, windows and garage roof. New appliances in 2013 and 2014 both units. New faucets and ceiling fans both units. Great owner occupied. Cheaper to own than rent. Call or text​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today.

9. 2016-01-11
   historical
10. 2015-12-19
    price $90,000
11. 2015-11-20
    price $95,000
12. 2015-10-15
    price $96,500
13. 2015-08-23
    price $99,900
14. 2015-07-27
    price $115,000
15. 2015-04-24
    listed $119,000 Active - New
16. 2014-01-17
    historical
17. 2013-12-19
    price $116,000
18. 2013-12-19
    price $119,320
19. 2013-12-19
    price $49,500
20. 2013-12-19
    price $69,900
21. 2013-11-02
    listed $125,600 Active
22. 2013-03-16
    historical
23. 2012-11-05
    listed $125,600
24. 2010-10-19
    soldstatus $49,900
25. 2010-10-19
    soldstatus $49,500
26. 2010-08-26
    historical
27. 2010-05-17
    listed $69,900
28. 2010-04-30
    historical
29. 2008-11-01
    listed $89,900
30. 2007-10-09
    soldstatus $260,000
31. 2007-02-15
    soldstatus $154,000 114-char remark

    Show marketing remark (114 chars)

    Some recent updates such as newer windows and bathrooms. Needs exterior paint and some interior finishing touches.

32. 2007-01-26
    historical 114-char remark

    Show marketing remark (114 chars)

    Some recent updates such as newer windows and bathrooms. Needs exterior paint and some interior finishing touches.

33. 2006-08-09
    listed $249,375 114-char remark

    Show marketing remark (114 chars)

    Some recent updates such as newer windows and bathrooms. Needs exterior paint and some interior finishing touches.

34. 2005-12-19
    historical
35. 2005-10-11
    listed $265,000
36. 2005-06-09
    soldstatus $240,000
37. 2005-06-08
    soldstatus $240,000
38. 2005-05-10
    historical
39. 2005-03-07
    listed $249,900
40. 1995-12-06
    soldstatus $82,500
41. 1995-06-13
    listed $84,900

ⓘ 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: $3,621 · $302/mo
• Projected year-2 tax: $4,988 · $416/mo
• Expected delta: +$1,367/yr (+$114/mo · 37.8%)

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $41,256
• − Mortgage interest: −$21,840
• − Property taxes: −$3,621
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,300
• − Management: −$3,300
• − Depreciation: −$11,343
• Taxable loss: −$4,098
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $3,469/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: Woonsocket
• NCES district ID: 4401200
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $37,757
• Composite: 8.01/100
• National rank: #9923
• State rank: #37 of 39 in RI

Livability — Woonsocket

• Score: 65/100
• State rank: #24
• US rank: #12968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woonsocket, RI
• County: Providence County · 548,917 people
• City population: 43,521
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 43,521
• Household income: $61,059
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2658.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 26% Two or more races 18% Asian 7% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 15% Dominican 4%
• Common ancestry: Lithuanian 13% Romanian 3% Russian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 68% English-only · Spanish 17% Other Asian/Pacific 4% Other Indo-European 4%

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: ▼ -431.80%
• Current HPI: 357.8858
• Rent YoY: ▲ 9.15%
• 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

+371.1% since first listed

42 events — show timeline

• 2026-06-17 Sold (MLS) $400,001 RIS
• 2026-05-08 Pending — RIS
• 2026-05-06 Contingent — RIS
• 2026-04-28 Listed $389,900 RIS
• 2019-09-20 Price Changed $158,000 RIS
• 2016-08-19 Sold (Public Records) $92,500 Public Records
• 2016-08-19 Sold (MLS) $92,500 RIS
• 2016-05-30 Pending — RIS
• 2016-03-07 Listed $94,900 RIS
• 2016-01-11 Listing Removed — RIS
• 2015-12-19 Price Changed $90,000 RIS
• 2015-11-20 Price Changed $95,000 RIS
• 2015-10-15 Price Changed $96,500 RIS
• 2015-08-23 Price Changed $99,900 RIS
• 2015-07-27 Price Changed $115,000 RIS
• 2015-04-24 Listed $119,000 RIS
• 2014-01-17 Listing Removed — RIS
• 2013-12-19 Price Changed $116,000 RIS
• 2013-12-19 Price Changed $119,320 RIS
• 2013-12-19 Price Changed $49,500 RIS
• 2013-12-19 Price Changed $69,900 RIS
• 2013-11-02 Listed $125,600 RIS
• 2013-03-16 Listing Removed — RIS
• 2012-11-05 Listed $125,600 RIS
• 2010-10-19 Sold (Public Records) $49,500 Public Records
• 2010-10-19 Sold (MLS) $49,900 RIS
• 2010-08-26 Listing Removed — RIS
• 2010-05-17 Listed $69,900 RIS
• 2010-04-30 Listing Removed — RIS
• 2008-11-01 Listed $89,900 RIS
• 2007-10-09 Sold (Public Records) $260,000 Public Records
• 2007-02-15 Sold (MLS) $154,000 RIS
• 2007-01-26 Listing Removed — RIS
• 2006-08-09 Listed $249,375 RIS
• 2005-12-19 Listing Removed — RIS
• 2005-10-11 Listed $265,000 RIS
• 2005-06-09 Sold (Public Records) $240,000 Public Records
• 2005-06-08 Sold (MLS) $240,000 RIS
• 2005-05-10 Listing Removed — RIS
• 2005-03-07 Listed $249,900 RIS
• 1995-12-06 Sold (MLS) $82,500 RIS
• 1995-06-13 Listed $84,900 RIS

Property tax history

+0.3%/yr

Latest (2025): $3,621 · +7.6% YoY. Source: county tax records.