99 Cato St · Woonsocket, RI 02895

$149,000

3 bd · 2.5 ba · 1,488 sqft · SingleFamily public records · 23 Days on market

Built 1900 5,227 sqft lot $100/sqft · 55% below area

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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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in Woonsocket, Rhode Island! This single-family home offers 3 bedrooms and 2 full bathrooms, providing a spacious layout full of potential. Featuring a new roof, this property is a true value-add opportunity for buyers looking to customize and bring their vision to life. The home offers solid bones, making it ideal for investors, contractors, or owner-occupants ready to complete updates and finishing touches. With some TLC, this property can truly shine. Conveniently located near Interstate 146, as well as local shopping, dining, and everyday amenities, the location offers both accessibility and long-term value. Whether you're looking to renovate for resale or create your

Key facts

• Solid bones
• New roof
• Conveniently located

Tags

• NEW ROOF
• SOLID BONES
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No garage; 2 off-street parking spaces
• Utilities: Public water connected; Public sewer connected; Electric service with circuit breakers
• Home design: 2-story residence; Vinyl siding
• Construction: Concrete perimeter and stone foundation; Built with vinyl siding
• Exterior features: Lot approximately 0.12 acres

Interior

• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas baseboard heating
• Interior features: Full unfinished walk-out basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• This rent runs 38% of the median local income ($61k/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 $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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 $110k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

• ARV (median comp): $330,164
• List price: $149,000
• Delta: -54.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
447 Winter St	0.61mi	3/1.5	1,595 (+7%)	0mo	$385,000	$241	55
90 Hamlet Ave	0.59mi	3/1.5	1,516 (+2%)	13mo	$329,000	$217	54
283 Front St	0.38mi	3/2.0	1,313 (-12%)	8mo	$280,000	$213	54
103 Summer St	0.41mi	4/1.5 (+1)	1,350 (-9%)	5mo	$389,828	$289	52
61 Pine St	0.51mi	4/1.5 (+1)	1,560 (+5%)	10mo	$349,900	$224	51
70 W Park Pl	0.40mi	4/1.5 (+1)	1,664 (+12%)	4mo	$395,000	$237	49
647 Bernon St	0.66mi	3/2.0	1,444 (-3%)	18mo	$450,000	$312	47
142 Mason St	0.73mi	3/1.0	1,504 (+1%)	20mo	$335,000	$223	42
132 Division St	0.68mi	3/2.5	1,363 (-8%)	15mo	$377,000	$277	42
103 Pleasant St	0.65mi	4/1.5 (+1)	1,367 (-8%)	8mo	$415,900	$304	40
160 Division St	0.70mi	3/1.0	1,344 (-10%)	13mo	$330,000	$246	34
201 Crawford St	0.69mi	2/1.0 (-1)	1,344 (-10%)	11mo	$320,000	$238	31

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: 1.32×
• Total profit: $13,165
• Equity at exit: $22,216

10-year hold

• IRR: 21.0%
• Equity multiple: 3.23×
• Total profit: $92,897
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$781
• Tax from tax record: −$252 /mo · $3,025/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $425

Break-even live

Break-even rent $1,387

Max offer price $149,000

Occupancy floor 73%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Main St Unit 1A Woonsocket, RI	3.0	2.0	1825	$2,400	$1.32	1d	1	0.20mi
313 High St Unit 1R Woonsocket, RI	4.0	2.0	1750	$2,195	$1.25	14d	1	0.27mi
275 Front St Unit 281-3 Woonsocket, RI	3.0	1.0	1000	$1,400	$1.40	23d	1	0.39mi
216 Harris Ave Unit 2 Woonsocket, RI	2.0	1.0	1100	$1,850	$1.68	19d	1	0.42mi
124 East St Unit 2 Woonsocket, RI	3.0	1.0	1100	$1,900	$1.73	43d	1	0.50mi
52 Bellevue Ave Unit 3 Woonsocket, RI	2.0	1.0	900	$1,900	$2.11	17d	1	0.53mi
24 Paradis Ave Unit 3 Woonsocket, RI	2.0	1.0	1080	$1,300	$1.20	43d	1	0.54mi
52 Bellevue Ave Unit 2 Woonsocket, RI	3.0	1.0	1400	$2,000	$1.43	16d	1	0.54mi
550 Winter St Unit 1 Woonsocket, RI	3.0	1.0	1320	$2,000	$1.52	1d	1	0.59mi
515 E School St Unit 9 Woonsocket, RI	2.0	1.0	1080	$1,600	$1.48	4d	1	0.61mi
505 Grove St Woonsocket, RI	2.0	1.0	1000	$1,650	$1.65	4d	1	0.63mi
505 Grove St Unit 3R Woonsocket, RI	2.0	1.0	1000	$1,650	$1.65	43d	1	0.63mi
204 Welles St Unit 2R Woonsocket, RI	3.0	1.0	1365	$1,875	$1.37	43d	1	0.64mi
663 Bernon St Apt 2 Woonsocket, RI	3.0	1.0	1000	$2,395	$2.40	1d	1	0.67mi
87 Manville Rd Woonsocket, RI	2.0	1.0	900	$1,500	$1.67	23d	1	0.68mi
29 Ross St Unit 1 Woonsocket, RI	3.0	1.0	1100	$2,000	$1.82	43d	1	0.70mi
633 Grove St Unit 1 Woonsocket, RI	2.0	1.0	1200	$1,800	$1.50	43d	1	0.72mi
455 Carrington Ave Unit 1F Woonsocket, RI	2.0	1.0	1134	$1,675	$1.48	43d	1	0.72mi
188 Division St Unit 3R Woonsocket, RI	2.0	1.0	900	$1,800	$2.00	43d	1	0.73mi
188 Division St Unit 2F Woonsocket, RI	2.0	1.0	900	$2,000	$2.22	43d	1	0.73mi
188 Division St Unit 2R Woonsocket, RI	2.0	1.0	900	$1,900	$2.11	23d	1	0.73mi
156 Pleasant St Unit 3 Woonsocket, RI	3.0	1.0	1088	$1,850	$1.70	2d	1	0.75mi
572 Gaskill St Unit 3 Blackstone, MA	3.0	1.0	1200	$1,895	$1.58	1d	1	0.78mi
395 S Main St Unit 2 Woonsocket, RI	2.0	1.0	900	$1,495	$1.66	43d	1	0.82mi
51 Wood Ave Unit 1R Woonsocket, RI	2.0	1.0	1080	$1,325	$1.23	23d	1	0.84mi
242 Burnside Ave Unit 3F/4 Woonsocket, RI	2.0	1.0	1080	$1,400	$1.30	1d	1	0.86mi
254 Burnside Ave Unit 1 Woonsocket, RI	3.0	1.0	1361	$1,650	$1.21	24d	1	0.86mi
59 Fairlawn Ave Unit 3 Woonsocket, RI	2.0	1.0	1120	$1,650	$1.47	16d	1	0.89mi
85 Orchard St Unit 3 Woonsocket, RI	2.0	1.0	875	$1,350	$1.54	16d	1	0.90mi
436 S Main St Woonsocket, RI	3.0	1.0	1312	$2,800	$2.13	14d	1	0.90mi
341 Burnside Ave Unit 2 Woonsocket, RI	3.0	1.0	1114	$1,650	$1.48	43d	1	0.93mi
80 Summit St Unit 2 Woonsocket, RI	2.0	1.0	900	$2,000	$2.22	1d	1	0.93mi
425 Wood Ave Woonsocket, RI	3.0	1.0	1100	$2,000	$1.82	43d	1	0.94mi
428 Elm St Unit 2nd floor Woonsocket, RI	3.0	1.0	1100	$2,800	$2.55	1d	1	0.94mi
21 7th Ave Unit 2 Woonsocket, RI	2.0	1.0	1100	$1,200	$1.09	23d	1	0.94mi
21 7th Ave Unit 2 Woonsocket, RI	2.0	1.0	1100	$1,400	$1.27	19d	1	0.94mi
104 Mill St Woonsocket, RI	2.0	2.0	1054	$2,100	$1.99	1d	1	0.96mi
102 Mill St #203 Woonsocket, RI	2.0	2.0	1052	$2,100	$2.00	1d	1	0.99mi
107 Mount Saint Charles Ave Unit 2 Woonsocket, RI	3.0	1.0	981	$1,675	$1.71	4d	1	1.01mi
28 Emerson St Unit 1 Woonsocket, RI	4.0	1.0	1100	$2,590	$2.35	1d	1	1.02mi

Listing history 39 events

1. 2026-06-18
   days on market $149,000 Active 23 DOM
2. 2026-06-17
   days on market $149,000 Active 22 DOM
3. 2026-06-16
   days on market $149,000 Active 21 DOM
4. 2026-06-15
   days on market $149,000 Active 20 DOM
5. 2026-06-13
   days on market $149,000 Active 18 DOM
6. 2026-06-13
   days on market $149,000 Active 17 DOM
7. 2026-06-09
   days on market $149,000 Active 14 DOM
8. 2026-06-08
   days on market $149,000 Active 13 DOM
9. 2026-06-07
   days on market $149,000 Active 12 DOM
10. 2026-06-05
    days on market $149,000 Active 9 DOM
11. 2026-06-03
    days on market $149,000 Active 8 DOM
12. 2026-06-02
    days on market $149,000 Active 7 DOM
13. 2026-06-01
    days on market $149,000 Active 6 DOM
14. 2026-05-31
    days on market $149,000 Active 5 DOM
15. 2026-05-18
    historical
16. 2026-04-28
    listed $149,800 Active
17. 2026-04-28
    historical
18. 2026-04-07
    price $149,900
19. 2026-03-24
    listed $150,000 Active
20. 2025-12-23
    soldstatus $110,000 Closed
21. 2025-12-23
    soldstatus $110,000
22. 2025-12-02
    status Pending
23. 2025-10-30
    price $140,000
24. 2025-10-14
    listed $200,000 Active
25. 2025-10-14
    historical
26. 2025-08-05
    listed $200,000 Active
27. 2024-04-03
    soldstatus $162,500 Closed
28. 2024-04-03
    soldstatus $162,500
29. 2024-03-20
    status Pending
30. 2024-03-15
    status Active
31. 2024-02-04
    status Pending
32. 2024-01-22
    listed $150,000 Active
33. 2023-11-02
    historical
34. 2023-09-21
    listed $185,000 Active
35. 2023-09-07
    historical
36. 2023-08-23
    listed $189,900 Active
37. 2023-08-17
    historical
38. 2023-08-08
    listed $235,000 Active
39. 2023-07-11
    soldstatus $150,000

ⓘ 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: $3,025 · $252/mo
• Projected year-2 tax: $3,025 · $252/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 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: $23,097
• − Mortgage interest: −$8,346
• − Property taxes: −$3,025
• − Insurance: −$745
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$4,335
• Taxable income: $2,950
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $4,392/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

-0.7% since first listed

26 events — show timeline

• 2026-05-26 Listed $149,000 RIS
• 2026-05-18 Listing Removed — RIS
• 2026-04-28 Listing Removed — RIS
• 2026-04-28 Listed $149,800 RIS
• 2026-04-07 Price Changed $149,900 RIS
• 2026-03-24 Listed $150,000 RIS
• 2025-12-23 Sold (Public Records) $110,000 Public Records
• 2025-12-23 Sold (MLS) $110,000 RIS
• 2025-12-02 Pending — RIS
• 2025-10-30 Price Changed $140,000 RIS
• 2025-10-14 Listing Removed — RIS
• 2025-10-14 Listed $200,000 RIS
• 2025-08-05 Listed $200,000 RIS
• 2024-04-03 Sold (Public Records) $162,500 Public Records
• 2024-04-03 Sold (MLS) $162,500 RIS
• 2024-03-20 Pending — RIS
• 2024-03-15 Relisted — RIS
• 2024-02-04 Pending — RIS
• 2024-01-22 Listed $150,000 RIS
• 2023-11-02 Listing Removed — RIS
• 2023-09-21 Listed $185,000 RIS
• 2023-09-07 Listing Removed — RIS
• 2023-08-23 Listed $189,900 RIS
• 2023-08-17 Listing Removed — RIS
• 2023-08-08 Listed $235,000 RIS
• 2023-07-11 Sold (Public Records) $150,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $3,025 · +2.7% YoY. Source: county tax records.