133 Trenton St · Pawtucket, RI 02860

$750,000

6 bd · 3.0 ba · 3,189 sqft · MultiFamily public records · 37 Days on market

Built 1920 3,189 sqft lot $235/sqft · 58% above area Est $734k · at est.

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +6.5/15.0
• 1% rule +5.5/10.0
• 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

Multi-family units

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

Listing remarks MLS

Beautifully maintained multi-family residence offering a perfect blend of charm, functionality, and income potential. This spacious property features well-appointed units with sun-filled living spaces, thoughtfully designed layouts, and timeless details throughout. The interiors showcase a mix of hardwood and updated flooring, bright kitchens with ample cabinetry, and inviting dining areas ideal for everyday living or entertaining. Each unit provides comfortable bedrooms and updated baths, creating a warm and welcoming atmosphere for occupants. The property also offers additional living space in the lower level, adding flexibility for extended use. Step outside to a generously sized, fully paved backyard an exceptional feature rarely found perfect for outdoor gatherings, dining, and relaxation. The private yard includes multiple seating areas, creating a true extension of the living space. A detached garage and ample off-street parking further enhance the convenience and appeal. Ideally located near local amenities, schools, and major routes, this property presents a fantastic opportunity for both owner-occupants and investors seeking strong rental potential. A rare combination of space, condition, and outdoor living this is a property not to be missed. Solar Panels to be assumed by buyers. Call today to schedule a private showing

Key facts

• Ample cabinetry
• Detached garage
• 3,189 sq ft lot

Tags

• MULTI-FAMILY RESIDENCE
• HARDWOOD AND UPDATED FLOORING
• AMPLE CABINETRY
• DETACHED GARAGE
• AMPLE OFF-STREET PARKING
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $353/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $728k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $7,895/mo this rent would consume 154% of the median local household income ($62k/yr) (locally 2528% 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 $5k of loan paydown is wiped out by about $22k 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 37 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 3 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 $308k; list at $750k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $727,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.05% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (median comp): $734,165
• List price: $750,000
• Delta: 2.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1071 Main St	0.11mi	6/3.0	3,120 (-2%)	19mo	$585,000	$188	75
86 Magill St	0.35mi	5/3.0 (-1)	3,216 (+1%)	8mo	$515,000	$160	70
70 Warren Ave	0.15mi	6/2.0	3,596 (+13%)	8mo	$655,000	$182	61
199 Pawtucket Ave	0.68mi	7/3.0 (+1)	2,970 (-7%)	6mo	$620,000	$209	47
412 East Ave	0.67mi	6/3.0	3,484 (+9%)	11mo	$601,500	$173	44
230 Pawtucket Ave	0.63mi	6/3.0	2,785 (-13%)	7mo	$660,000	$237	43
238 Pawtucket Ave	0.62mi	6/3.0	2,839 (-11%)	12mo	$695,000	$245	42
51 Dunnel Ave	0.41mi	7/3.0 (+1)	3,654 (+15%)	14mo	$600,000	$164	40
36 Highland St	0.55mi	6/6.0	3,012 (-6%)	17mo	$625,000	$208	39
39 Rhodes St	0.69mi	6/3.0	2,850 (-11%)	20mo	$587,500	$206	33
185 West Ave	0.68mi	5/3.0 (-1)	2,916 (-9%)	20mo	$550,000	$189	32

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-27,832
• Equity at exit: $111,827

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $106,844
• Equity at exit: $64,846

Cash invested: $210,000 (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: 31.7×

Monthly cashflow live

• Estimated rent: $7,895 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$578 /mo · $6,931/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,658
• Net cashflow: $1,414

Break-even live

Break-even rent $6,105

Max offer price $750,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,838	-5% $1,626	+0% $1,414	+5% $1,202	+10% $989
Rent	-10% $790	-5% $1,102	+0% $1,414	+5% $1,726	+10% $2,038
Rate	-1.0pp $1,792	-0.5pp $1,605	base $1,414	+0.5pp $1,220	+1.0pp $1,022

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$7,896
Total (4 units)			$7,895

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-08
   historical Active Under Contract 1352-char remark

   Show marketing remark (1352 chars)

   Beautifully maintained multi-family residence offering a perfect blend of charm, functionality, and income potential. This spacious property features well-appointed units with sun-filled living spaces, thoughtfully designed layouts, and timeless details throughout. The interiors showcase a mix of hardwood and updated flooring, bright kitchens with ample cabinetry, and inviting dining areas ideal for everyday living or entertaining. Each unit provides comfortable bedrooms and updated baths, creating a warm and welcoming atmosphere for occupants. The property also offers additional living space in the lower level, adding flexibility for extended use. Step outside to a generously sized, fully paved backyard an exceptional feature rarely found perfect for outdoor gatherings, dining, and relaxation. The private yard includes multiple seating areas, creating a true extension of the living space. A detached garage and ample off-street parking further enhance the convenience and appeal. Ideally located near local amenities, schools, and major routes, this property presents a fantastic opportunity for both owner-occupants and investors seeking strong rental potential. A rare combination of space, condition, and outdoor living this is a property not to be missed. Solar Panels to be assumed by buyers. Call today to schedule a private showing

2. 2026-04-22
   listed $750,000 Active 1352-char remark

   Show marketing remark (1352 chars)

   Beautifully maintained multi-family residence offering a perfect blend of charm, functionality, and income potential. This spacious property features well-appointed units with sun-filled living spaces, thoughtfully designed layouts, and timeless details throughout. The interiors showcase a mix of hardwood and updated flooring, bright kitchens with ample cabinetry, and inviting dining areas ideal for everyday living or entertaining. Each unit provides comfortable bedrooms and updated baths, creating a warm and welcoming atmosphere for occupants. The property also offers additional living space in the lower level, adding flexibility for extended use. Step outside to a generously sized, fully paved backyard an exceptional feature rarely found perfect for outdoor gatherings, dining, and relaxation. The private yard includes multiple seating areas, creating a true extension of the living space. A detached garage and ample off-street parking further enhance the convenience and appeal. Ideally located near local amenities, schools, and major routes, this property presents a fantastic opportunity for both owner-occupants and investors seeking strong rental potential. A rare combination of space, condition, and outdoor living this is a property not to be missed. Solar Panels to be assumed by buyers. Call today to schedule a private showing

3. 2019-09-20
   price $299,900 206-char remark

   Show marketing remark (206 chars)

   LOVELY OWNER OCCUPIED 2 FAMILY WITH 3 BEDS ON FIRST - 2 BEDS AND FORMAL DINING ON 2ND. EITHER FLOOR CAN CONNECT TO 5 ROOMS ON 3RD CREATING A TOWNHOUSE UNIT. SEP. UTILITIES, NEW WINDOWS/SIDING, 2 CAR GARAGE.

4. 2011-03-24
   historical
5. 2011-01-25
   listed $149,900
6. 2005-05-27
   soldstatus $308,000
7. 2005-05-26
   soldstatus $308,000 206-char remark

   Show marketing remark (206 chars)

   LOVELY OWNER OCCUPIED 2 FAMILY WITH 3 BEDS ON FIRST - 2 BEDS AND FORMAL DINING ON 2ND. EITHER FLOOR CAN CONNECT TO 5 ROOMS ON 3RD CREATING A TOWNHOUSE UNIT. SEP. UTILITIES, NEW WINDOWS/SIDING, 2 CAR GARAGE.

8. 2005-04-28
   historical 206-char remark

   Show marketing remark (206 chars)

   LOVELY OWNER OCCUPIED 2 FAMILY WITH 3 BEDS ON FIRST - 2 BEDS AND FORMAL DINING ON 2ND. EITHER FLOOR CAN CONNECT TO 5 ROOMS ON 3RD CREATING A TOWNHOUSE UNIT. SEP. UTILITIES, NEW WINDOWS/SIDING, 2 CAR GARAGE.

9. 2005-02-24
   listed $329,900 206-char remark

   Show marketing remark (206 chars)

   LOVELY OWNER OCCUPIED 2 FAMILY WITH 3 BEDS ON FIRST - 2 BEDS AND FORMAL DINING ON 2ND. EITHER FLOOR CAN CONNECT TO 5 ROOMS ON 3RD CREATING A TOWNHOUSE UNIT. SEP. UTILITIES, NEW WINDOWS/SIDING, 2 CAR GARAGE.

10. 1998-08-19
    soldstatus $35,000

ⓘ 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: $6,931 · $578/mo
• Projected year-2 tax: $9,578 · $798/mo
• Expected delta: +$2,647/yr (+$221/mo · 38.2%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $94,740
• − Mortgage interest: −$42,012
• − Property taxes: −$6,931
• − Insurance: −$3,750
• − Repairs & maintenance: −$7,579
• − Management: −$7,579
• − Depreciation: −$21,818
• Taxable income: $5,071
• Est. tax owed @ 24.0%: −$1,217
• After-tax cash flow: $15,750/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

+2042.9% since first listed

10 events — show timeline

• 2026-05-08 Contingent — RIS
• 2026-04-22 Listed $750,000 RIS
• 2019-09-20 Price Changed $299,900 RIS
• 2011-03-24 Listing Removed — RIS
• 2011-01-25 Listed $149,900 RIS
• 2005-05-27 Sold (Public Records) $308,000 Public Records
• 2005-05-26 Sold (MLS) $308,000 RIS
• 2005-04-28 Listing Removed — RIS
• 2005-02-24 Listed $329,900 RIS
• 1998-08-19 Sold (Public Records) $35,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $6,931 · +6.6% YoY. Source: county tax records.