7 Friar Tuck Rd · Warwick, RI 02886

$619,000

3 bd · 3.0 ba · 1,408 sqft · SingleFamily public records · 5 Days on market

Built 1986 0.28 ac lot Est $493k · 26% over

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Why this score? — see what drove the F 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).

• Livability +3.9/5.0
• Cash flow +3.4/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Cowesett/Apponaug location!! This 3 bed/3 full bath split level contemporary sits in a quiet cul-de-sac while still being close to all area shopping, restaurants, and interstates. This property boasts an open concept kitchen, dining, and living space on the main floor with cathedral ceilings that allow an abundance of natural light to shine through the oversized windows. This property also features a huge primary en suite with its own sitting area and a full bathroom with a whirlpool tub and double sinks. Central air and central vac. The lower level gives another full bath with laundry , an additional living area, and the third bedroom. In addition to the 2 car garage, there is a large driveway that could easily fit up to 6 cars. A large deck off of the back leads down to a good sized yard that is fenced in for additional privacy. SELLER MOTIVATED. Call today for a private showing

Key facts

• Quiet cul-de-sac
• Cathedral ceilings
• Natural light

Tags

• QUIET CUL-DE-SAC
• OPEN-CONCEPT LIVING SPACE
• CATHEDRAL CEILINGS
• NATURAL LIGHT
• SPACIOUS PRIMARY SUITE
• PRIVATE FENCED BACKYARD

Property features AI

Finance

• HOA & community: Community offers pool, tennis courts, recreation area, and nearby shopping and restaurants; Public transportation and highway access nearby; Near schools

Exterior

• Parking: Attached garage; Two covered garage spaces; Total of 8 parking spaces
• Utilities: Sewer connected; Water connected; 150 amp electric service
• Home design: Two-story home; Finished lower level (basement) with interior and exterior entry; Concrete perimeter foundation
• Construction: Vinyl siding; Drywall construction
• Exterior features: Fenced yard; Located on a cul-de-sac

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Bedroom on the first level; Additional bedroom(s) in the lower level
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Three full bathrooms; Lower-level bathroom; First-level bathroom
• Heating & cooling: Central air conditioning; Oil heating with baseboard radiators
• Interior features: Skylights
• Laundry & utility: Utility room in the lower level; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $619k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (54.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (56.3% below list).
• Recommended offer: $271k (56.3% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 3.3% in Warwick — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: amenities F.
• Warwick (urban): math 15% / reading 32% proficiency, ranked #25 of 39 in RI (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cedar Hill School (math 27% / reading 47%, grade F, #52 of 167 statewide, top 33%, 310 students, 16% FRL); Winman Middle School (math 12% / reading 22%, grade F, #35 of 57 statewide, top 62%, 725 students, 29% FRL); Toll Gate High School (math 23% / reading 50%, grade F, #25 of 58 statewide, top 42%, 1,188 students, 30% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 120 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 471 units permitted in Kent County in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Kent County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y 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 $458k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $270,760 (56.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.44% ✗
• Cap rate: 2.61%
• Cash-on-cash: -13.15%
• DSCR: 0.42
• GRM: 19.1

CMA / ARV

• ARV (on-the-fly): $492,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Sturbridge Dr	0.24mi	3/2.0	1,385 (-2%)	11mo	$550,000	$397	72
43 Cowesett Rd	0.32mi	3/1.5	1,498 (+6%)	0mo	$451,000	$301	68
57 Stiness Dr	0.34mi	3/2.0	1,516 (+8%)	10mo	$637,500	$421	59
17 Wampum Dr	0.42mi	3/2.0	1,509 (+7%)	6mo	$520,000	$345	59
107 Viceroy Rd	0.46mi	3/1.0	1,290 (-8%)	6mo	$455,000	$353	51
52 Benefit St	0.60mi	2/1.5 (-1)	1,488 (+6%)	2mo	$461,000	$310	50
410 Diamond Hill Rd	0.55mi	3/2.0	1,300 (-8%)	10mo	$440,000	$338	50
40 Sage Dr	0.48mi	3/1.5	1,544 (+10%)	10mo	$565,000	$366	47
41 Darling St	0.63mi	3/1.0	1,356 (-4%)	13mo	$475,000	$350	46
74 Arnolds Neck Dr	0.64mi	3/2.0	1,280 (-9%)	15mo	$435,000	$340	39
44 Larchmont Rd	0.57mi	3/1.0	1,284 (-9%)	16mo	$430,000	$335	37
247 Love Ln	0.62mi	3/2.0	1,585 (+13%)	12mo	$615,000	$388	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -40.9%
• Equity multiple: -0.28×
• Total profit: $-221,334
• Equity at exit: $92,295

10-year hold

• IRR: -67.5%
• Equity multiple: -1.01×
• Total profit: $-348,875
• Equity at exit: $53,520

Cash invested: $173,320 (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 02886

• Active inventory: 120
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $2,708 medium
• Mortgage (P&I): −$3,246
• Tax from tax record: −$534 /mo · $6,403/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-1,899

Break-even live

Break-even rent $5,111

Max offer price $283,604

Occupancy floor —

Sensitivity live

Price	-10% $-1,548	-5% $-1,723	+0% $-1,899	+5% $-2,074	+10% $-2,249
Rent	-10% $-2,112	-5% $-2,006	+0% $-1,899	+5% $-1,792	+10% $-1,685
Rate	-1.0pp $-1,587	-0.5pp $-1,741	base $-1,899	+0.5pp $-2,059	+1.0pp $-2,222

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3595 Post Rd Warwick, RI	1.0–2.0	1.0–2.0	951	$2,750	$2.89	3d	8	0.26mi
3524 W Shore Rd #505 Warwick, RI	2.0	1.5	1100	$2,500	$2.27	46d	1	1.07mi
3524 W Shore Rd Warwick, RI	1.0–2.0	1.0–1.5	910	$2,500	$2.75	45d	2	1.07mi
42 Cedar Pond Dr Warwick, RI	3.0	1.0–2.0	800	$3,110	$3.89	3d	42	1.35mi

Listing history 4 events

1. 2026-06-21
   days on market $619,000 Active 5 DOM
2. 2026-06-18
   days on market $619,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $619,000 Active 1 DOM

ⓘ 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: $6,403 · $534/mo
• Projected year-2 tax: $8,246 · $687/mo
• Expected delta: +$1,843/yr (+$154/mo · 28.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,491
• − Mortgage interest: −$34,674
• − Property taxes: −$6,403
• − Insurance: −$3,095
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − Depreciation: −$18,007
• Taxable loss: −$34,886
• Est. tax savings @ 24.0%: +$8,373
• After-tax cash flow: $-14,410/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: Warwick
• NCES district ID: 4401110
• Math proficiency: 15% ▼ -11.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $63,420
• Composite: 22.03/100
• National rank: #8203
• State rank: #25 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

• Census place: Warwick, RI
• City population: 108,434
• Population (ZIP): 30,925

Population outlook (Kent County) Hauer SSP2

• Today (2025): 160,994 people
• By 2030: 157,428 · -2.2%
• By 2040: 148,389 · -7.8%
• By 2050: 137,995 · -14.3%
• By 2075: 118,536 · -26.4%
• By 2100: 102,266 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Asian 4% Black 2%
• Common ancestry: Lithuanian 8% Russian 7% Romanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 2% Other Asian/Pacific 2% Other Indo-European 2%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 49.9% · R 48.1% · Other 2.0%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.5pp · 2024: 1.9pp
• All cycles: 2024: D+1.9 2020: D+7.6 2016: R+0.7 2012: D+18.4 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -425.54%
• Current HPI: 350.8111
• 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

+87.6% since first listed

24 events — show timeline

• 2026-06-17 Listed $619,000 RIS
• 2022-08-26 Sold (Public Records) $458,000 Public Records
• 2022-08-26 Sold (MLS) $458,000 RIS
• 2022-08-01 Pending — RIS
• 2022-07-13 Contingent — RIS
• 2022-07-02 Price Changed $469,000 RIS
• 2022-06-22 Price Changed $479,000 RIS
• 2022-06-14 Listed $499,000 RIS
• 2020-07-23 Sold (Public Records) $326,000 Public Records
• 2020-07-21 Sold (MLS) $326,000 RIS
• 2020-07-05 Pending — RIS
• 2020-05-28 Contingent — RIS
• 2020-05-15 Relisted — RIS
• 2020-04-02 Pending — RIS
• 2020-03-21 Contingent — RIS
• 2020-03-13 Price Changed $335,000 RIS
• 2020-02-15 Listed $341,000 RIS
• 2020-01-06 Listing Removed — RIS
• 2019-11-21 Listed $341,000 RIS
• 2019-09-20 Price Changed $299,900 RIS
• 2003-04-11 Sold (MLS) $300,000 RIS
• 2003-04-07 Sold (Public Records) $300,000 Public Records
• 2003-01-25 Listing Removed — RIS
• 2002-10-02 Listed $329,900 RIS

Property tax history

+2.4%/yr

Latest (2025): $6,403 · -1.7% YoY. Source: county tax records.