50 Round Lake Dr · Pascoag, RI 02859

$150,000

2 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 53 Days on market

Built 1961 0.34 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Unlock the potential of 50 Round Lake Dr, a rare opportunity in a prime location! This property is a blank canvas, ready for a visionary buyer to bring it to life. With the right creativity and investment, this space can be transformed into something truly special. A recently expired septic application offers a starting point for redevelopment, with the possibility of resubmission in collaboration with an engineer and surveyor. Sold as is, with all due diligence to be completed by the buyer, this is your chance to reimagine and revitalize a property in a sought-after setting! This property can only be purchased with cash or hard-money. There is currently a single family dwelling and outbuilding on site- for more information on dwelling see MLS Listing #1390333

Key facts

• 0.34 acre lot
• 3 parking spots
• Built 1961

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.7% in Pascoag — 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 70/100 on livability (#17 in RI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Burrillville (suburban): math 14% / reading 29% proficiency, ranked #27 of 39 in RI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 49 active listings in the ZIP; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Providence County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.40% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.11%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $422,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Buck Hill Rd	0.29mi	3/1.0 (+1)	1,612 (-7%)	9mo	$393,000	$244	59
245 Stag Head Dr	0.19mi	3/2.5 (+1)	1,500 (-13%)	8mo	$475,000	$317	55
52 Doe Crossing Dr	0.27mi	3/2.0 (+1)	1,948 (+13%)	13mo	$470,000	$241	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 4.01×
• Total profit: $126,497
• Equity at exit: $135,132

10-year hold

• IRR: 33.8%
• Equity multiple: 9.03×
• Total profit: $337,229
• Equity at exit: $291,417

Cash invested: $42,000 (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 02859

• Home prices YoY: 4.8%
• Active inventory: 49
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $704

Break-even live

Break-even rent $1,209

Max offer price $150,000

Occupancy floor 61%

Sensitivity live

Price	-10% $789	-5% $746	+0% $704	+5% $661	+10% $619
Rent	-10% $538	-5% $621	+0% $704	+5% $787	+10% $870
Rate	-1.0pp $779	-0.5pp $742	base $704	+0.5pp $665	+1.0pp $625

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2025-09-11
   status Pending

   Show marketing remark (770 chars)

   Unlock the potential of 50 Round Lake Dr, a rare opportunity in a prime location! This property is a blank canvas, ready for a visionary buyer to bring it to life. With the right creativity and investment, this space can be transformed into something truly special. A recently expired septic application offers a starting point for redevelopment, with the possibility of resubmission in collaboration with an engineer and surveyor. Sold as is, with all due diligence to be completed by the buyer, this is your chance to reimagine and revitalize a property in a sought-after setting! This property can only be purchased with cash or hard-money. There is currently a single family dwelling and outbuilding on site- for more information on dwelling see MLS Listing #1390333

2. 2025-09-11
   status Pending 770-char remark

   Show marketing remark (770 chars)

   Unlock the potential of 50 Round Lake Dr, a rare opportunity in a prime location! This property is a blank canvas, ready for a visionary buyer to bring it to life. With the right creativity and investment, this space can be transformed into something truly special. A recently expired septic application offers a starting point for redevelopment, with the possibility of resubmission in collaboration with an engineer and surveyor. Sold as is, with all due diligence to be completed by the buyer, this is your chance to reimagine and revitalize a property in a sought-after setting! This property can only be purchased with cash or hard-money. There is currently a single family dwelling and outbuilding on site- for more information on dwelling see MLS Listing #1390333

3. 2025-07-20
   listed $150,000 Active

   Show marketing remark (770 chars)

   Unlock the potential of 50 Round Lake Dr, a rare opportunity in a prime location! This property is a blank canvas, ready for a visionary buyer to bring it to life. With the right creativity and investment, this space can be transformed into something truly special. A recently expired septic application offers a starting point for redevelopment, with the possibility of resubmission in collaboration with an engineer and surveyor. Sold as is, with all due diligence to be completed by the buyer, this is your chance to reimagine and revitalize a property in a sought-after setting! This property can only be purchased with cash or hard-money. There is currently a single family dwelling and outbuilding on site- for more information on dwelling see MLS Listing #1390333

4. 2025-07-20
   listed $150,000 Active 770-char remark

   Show marketing remark (770 chars)

   Unlock the potential of 50 Round Lake Dr, a rare opportunity in a prime location! This property is a blank canvas, ready for a visionary buyer to bring it to life. With the right creativity and investment, this space can be transformed into something truly special. A recently expired septic application offers a starting point for redevelopment, with the possibility of resubmission in collaboration with an engineer and surveyor. Sold as is, with all due diligence to be completed by the buyer, this is your chance to reimagine and revitalize a property in a sought-after setting! This property can only be purchased with cash or hard-money. There is currently a single family dwelling and outbuilding on site- for more information on dwelling see MLS Listing #1390333

5. 2025-06-03
   historical
6. 2025-04-24
   price $279,900
7. 2025-03-24
   listed $299,900 Active
8. 2024-05-23
   soldstatus $175,000 Closed
9. 2024-05-03
   status Pending
10. 2024-04-01
    price $179,900
11. 2024-02-29
    listed $199,900 Active
12. 2016-02-12
    historical
13. 2016-01-15
    price $74,900
14. 2015-12-28
    price $79,900
15. 2015-11-23
    price $84,900
16. 2015-11-12
    price $98,900
17. 2015-10-07
    listed $100,000 Active - New

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,858 · $155/mo
• Expected delta: +$587/yr (+$49/mo · 46.2%)

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

Taxation est. · year 1

• Rental income: $25,197
• − Mortgage interest: −$8,402
• − Property taxes: −$1,271
• − Insurance: −$750
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$4,364
• Taxable income: $6,378
• Est. tax owed @ 24.0%: −$1,531
• After-tax cash flow: $6,914/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: Burrillville
• NCES district ID: 4400090
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $66,679
• Composite: 20.69/100
• National rank: #8529
• State rank: #27 of 39 in RI

Livability — Pascoag

• Score: 70/100
• State rank: #17
• US rank: #7646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,803

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: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 2% Asian 1%
• Hispanic origin (detail): Dominican 5%
• Common ancestry: Lithuanian 16% Russian 4% Romanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 1%

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: ▲ 15.22%
• Current HPI: 330.7456
• Rent YoY: —
• Metro: —
• 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

+50.0% since first listed

17 events — show timeline

• 2025-09-11 Pending — RIS
• 2025-09-11 Pending — RIS
• 2025-07-20 Listed $150,000 RIS
• 2025-07-20 Listed $150,000 RIS
• 2025-06-03 Listing Removed — RIS
• 2025-04-24 Price Changed $279,900 RIS
• 2025-03-24 Listed $299,900 RIS
• 2024-05-23 Sold (MLS) $175,000 RIS
• 2024-05-03 Pending — RIS
• 2024-04-01 Price Changed $179,900 RIS
• 2024-02-29 Listed $199,900 RIS
• 2016-02-12 Listing Removed — RIS
• 2016-01-15 Price Changed $74,900 RIS
• 2015-12-28 Price Changed $79,900 RIS
• 2015-11-23 Price Changed $84,900 RIS
• 2015-11-12 Price Changed $98,900 RIS
• 2015-10-07 Listed $100,000 RIS

Property tax history

-4.9%/yr

Latest (2025): $1,271 · -63.5% YoY. Source: county tax records.