6101 Post Rd · Warwick, RI 02852

$165,000

2 bd · 2.0 ba · 942 sqft · Manufactured · 15 Days on market

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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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom Mobile home on the East Greenwich/North Kingstown line, conveniently located close to all amenities on Post Road. Easy highway access and a few miles from Wickford Junction (train station)! Great for downsizing and simple living quiet location many convenient amenities such as shopping dining public transportation. Property features 2 very large bedrooms, open layout of kitchen, dining area Outdoor Shed Included, and living room Property is on a Leased Area Some cosmetics needed inside to include flooring in the master bedroom Property also has oil heat forced hot & air central AC Financing Cash Only

Key facts

• Outdoor shed
• Close to amenities
• Fully furnished

Tags

• OUTDOOR SHED
• FULLY FURNISHED
• CLOSE TO AMENITIES
• EASY ACCESS TO HIGHWAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.7% 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: schools D+, 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.
• Market conditions: 99 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 30y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $96k; list at $165k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.91%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.8%
• Equity multiple: 1.85×
• Total profit: $39,284
• Equity at exit: $24,602

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $119,336
• Equity at exit: $14,266

Cash invested: $46,200 (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: 99
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,755 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,036

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,150	-5% $1,093	+0% $1,036	+5% $979	+10% $922
Rent	-10% $818	-5% $927	+0% $1,036	+5% $1,145	+10% $1,254
Rate	-1.0pp $1,119	-0.5pp $1,078	base $1,036	+0.5pp $993	+1.0pp $950

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: $41,250
• Closing costs: $4,950
• 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	2d	1	0.99mi
71 Ranger Rd North Kingstown, RI	2.0	1.0	1100	$2,800	$2.55	2d	1	1.31mi

Listing history 50 events

1. 2026-05-12
   listed $165,000 Active 302-char remark
2. 2025-07-24
   soldstatus $96,000 Closed 626-char remark

   Show marketing remark (626 chars)

   2-bedroom Mobile home on the East Greenwich/North Kingstown line, conveniently located close to all amenities on Post Road. Easy highway access and a few miles from Wickford Junction (train station)! Great for downsizing and simple living quiet location many convenient amenities such as shopping dining public transportation. Property features 2 very large bedrooms, open layout of kitchen, dining area Outdoor Shed Included, and living room Property is on a Leased Area Some cosmetics needed inside to include flooring in the master bedroom Property also has oil heat forced hot & air central AC Financing Cash Only

3. 2025-06-07
   listed $99,000 Active 626-char remark

   Show marketing remark (626 chars)

   2-bedroom Mobile home on the East Greenwich/North Kingstown line, conveniently located close to all amenities on Post Road. Easy highway access and a few miles from Wickford Junction (train station)! Great for downsizing and simple living quiet location many convenient amenities such as shopping dining public transportation. Property features 2 very large bedrooms, open layout of kitchen, dining area Outdoor Shed Included, and living room Property is on a Leased Area Some cosmetics needed inside to include flooring in the master bedroom Property also has oil heat forced hot & air central AC Financing Cash Only

4. 2023-11-29
   soldstatus $110,000 Closed
5. 2023-09-26
   listed $110,000
6. 2023-09-26
   historical
7. 2019-09-20
   price $18,500
8. 2018-03-07
   soldstatus $17,000 Sold
9. 2018-02-14
   historical Under Contract: Inspection Period
10. 2018-01-02
    listed $19,900 Active
11. 2016-11-08
    price $24,900
12. 2016-06-16
    soldstatus $10,000 Sold
13. 2016-06-15
    status Pending
14. 2016-05-17
    historical Active - Under Contract
15. 2016-04-15
    status Active - Back on Market
16. 2016-04-06
    historical Active - Under Contract
17. 2016-03-30
    status Pending
18. 2016-03-23
    status Active - Back on Market
19. 2016-03-01
    historical Active - Under Contract
20. 2016-02-18
    listed $10,000 Active - New
21. 2015-03-31
    historical
22. 2014-11-24
    price $34,898
23. 2014-06-24
    price $34,899 Active - Price Changed
24. 2014-04-09
    historical
25. 2014-04-09
    price $19,500 Active - Price Changed
26. 2014-01-31
    price $34,900 Active - Price Changed
27. 2014-01-29
    historical
28. 2014-01-27
    listed $38,900 Active - New
29. 2014-01-10
    listed $21,500 Active - New
30. 2013-12-19
    price $38,900
31. 2013-12-19
    price $19,900
32. 2013-12-19
    price $24,900
33. 2013-11-02
    listed $40,000 Active
34. 2013-07-11
    historical
35. 2013-05-06
    listed $25,000
36. 2012-06-25
    soldstatus $18,000
37. 2012-06-05
    historical
38. 2011-11-14
    soldstatus $24,000
39. 2011-10-24
    historical
40. 2011-08-24
    listed $24,900
41. 2011-06-08
    listed $34,900
42. 2009-12-03
    historical
43. 2009-09-25
    listed $29,900
44. 2008-04-10
    soldstatus $17,500
45. 2008-03-14
    historical
46. 2008-03-07
    historical
47. 2008-02-15
    listed $22,900
48. 2007-10-25
    listed $24,000
49. 2005-03-15
    soldstatus $35,000
50. 2005-02-18
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,057
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,645
• − Management: −$2,645
• − Depreciation: −$4,800
• Taxable income: $10,425
• Est. tax owed @ 24.0%: −$2,502
• After-tax cash flow: $9,929/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: 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

+433.3% since first listed

68 events — show timeline

• 2025-07-24 Sold (MLS) $96,000 RIS
• 2025-06-07 Listed $99,000 RIS
• 2023-11-29 Sold (MLS) $110,000 RIS
• 2023-09-26 Listing Removed — RIS
• 2023-09-26 Listed $110,000 RIS
• 2019-09-20 Price Changed $18,500 RIS
• 2018-03-07 Sold (MLS) $17,000 RIS
• 2018-02-14 Contingent — RIS
• 2018-01-02 Listed $19,900 RIS
• 2016-11-08 Price Changed $24,900 RIS
• 2016-06-16 Sold (MLS) $10,000 RIS
• 2016-06-15 Pending — RIS
• 2016-05-17 Contingent — RIS
• 2016-04-15 Relisted — RIS
• 2016-04-06 Contingent — RIS
• 2016-03-30 Pending — RIS
• 2016-03-23 Relisted — RIS
• 2016-03-01 Contingent — RIS
• 2016-02-18 Listed $10,000 RIS
• 2015-03-31 Listing Removed — RIS
• 2014-11-24 Price Changed $34,898 RIS
• 2014-06-24 Price Changed $34,899 RIS
• 2014-04-09 Listing Removed — RIS
• 2014-04-09 Price Changed $19,500 RIS
• 2014-01-31 Price Changed $34,900 RIS
• 2014-01-29 Listing Removed — RIS
• 2014-01-27 Listed $38,900 RIS
• 2014-01-10 Listed $21,500 RIS
• 2013-12-19 Price Changed $38,900 RIS
• 2013-12-19 Price Changed $19,900 RIS
• 2013-12-19 Price Changed $24,900 RIS
• 2013-11-02 Listed $40,000 RIS
• 2013-07-11 Listing Removed — RIS
• 2013-05-06 Listed $25,000 RIS
• 2012-06-25 Sold (MLS) $18,000 RIS
• 2012-06-05 Listing Removed — RIS
• 2011-11-14 Sold (MLS) $24,000 RIS
• 2011-10-24 Listing Removed — RIS
• 2011-08-24 Listed $24,900 RIS
• 2011-06-08 Listed $34,900 RIS
• 2009-12-03 Listing Removed — RIS
• 2009-09-25 Listed $29,900 RIS
• 2008-04-10 Sold (MLS) $17,500 RIS
• 2008-03-14 Listing Removed — RIS
• 2008-03-07 Listing Removed — RIS
• 2008-02-15 Listed $22,900 RIS
• 2007-10-25 Listed $24,000 RIS
• 2005-03-15 Sold (MLS) $35,000 RIS
• 2005-02-18 Listing Removed — RIS
• 2004-11-01 Listed $39,900 RIS
• 2000-12-27 Sold (MLS) $21,000 RIS
• 2000-12-04 Listing Removed — RIS
• 2000-10-11 Listed $24,900 RIS
• 2000-10-02 Sold (MLS) $16,500 RIS
• 2000-08-31 Listing Removed — RIS
• 2000-08-31 Listing Removed — RIS
• 2000-02-25 Listed $19,900 RIS
• 2000-01-31 Listed $28,900 RIS
• 2000-01-19 Listing Removed — RIS
• 1999-10-20 Listed $23,900 RIS
• 1999-07-20 Listed $28,900 RIS
• 1999-06-09 Sold (MLS) $16,000 RIS
• 1999-05-20 Listing Removed — RIS
• 1998-12-02 Listed $19,500 RIS
• 1996-12-20 Sold (MLS) $15,000 RIS
• 1996-12-20 Listing Removed — RIS
• 1996-08-20 Listed $22,000 RIS
• 1996-06-07 Listed $18,000 RIS