6 Wilder Ave · Westerly, RI 02891

$300,000

4 bd · 2.0 ba · 1,696 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.37 ac lot $177/sqft · 49% below area ↓ 44% since listing

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NO DISCLOSURES, ESTATE Sale. Price reduction to factor in the septic replacement, foundation issues and pool repair, etc. ESTATE SALE - SOLD "AS IS" "A diamond in the rough. " * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * The buyer responsible for any upgrades or repairs. This could be a lovely ranch in a great location, offering a 4 bedrooms, 2 bath, 1,696 sqft, on a spacious 0.37-acre lot, maintained and cared for by one of the original owners, the house was built in 1955. This home offers 1,696 sf of finished space and a potential in-law, with town approval, it

Key facts

• 0.37 acre lot
• 4 parking spots
• Pool

Property features AI

Finance

• HOA & community: Community amenities include golf, marina, pool, tennis courts, shopping, highway access, near hospital and schools

Exterior

• Parking: No garage; 4 total parking spaces
• Utilities: Electric service: 200+ amps; Sewer: cesspool; Water: connected
• Home design: Single-story home; Vinyl siding; Combination foundation; Entry level: 1
• Construction: Vinyl siding construction; Combination foundation; Built with 1 story
• Exterior features: Breezeway; Patio; Outbuilding; In-ground pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil); Ductless cooling
• Interior features: Cable TV
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 9.1% vs local median 1.8% in Westerly — 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 74/100 on livability (#10 in RI, #4,529 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living D+, amenities F, commute F.
• Westerly (suburban): math 19% / reading 39% proficiency, ranked #21 of 39 in RI (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+11.7%/yr); 110 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 311 units permitted in Washington County in 2024 (45 in 5+ unit buildings).
• This rent runs 41% of the median local income ($97k/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 $2k of loan paydown is wiped out by about $9k 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 + 8.0% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $300,000

Questions for the listing agent

1. Built in 1955 — 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. 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: 1.11% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $626,590
• List price: $300,000
• Delta: -52.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Brown Dr	0.69mi	3/3.5 (-1)	1,749 (+3%)	22mo	$725,000	$415	34

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: 3.9%
• Equity multiple: 1.16×
• Total profit: $13,400
• Equity at exit: $44,731

10-year hold

• IRR: 17.5%
• Equity multiple: 2.78×
• Total profit: $149,125
• Equity at exit: $25,939

Cash invested: $84,000 (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 02891

• Home prices YoY: -28.2%
• Rents YoY: 11.7%
• Active inventory: 110
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,344 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$247 /mo · $2,966/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $697

Break-even live

Break-even rent $2,463

Max offer price $300,000

Occupancy floor 74%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Sherwood Dr Unit 1 Westerly, RI	3.0	2.5	2144	$3,750	$1.75	23d	1	0.84mi
9 Woodlund Ave Westerly, RI	3.0	1.0	1347	$3,200	$2.38	11d	1	1.24mi
9 Woodlund Ave Westerly, RI	3.0	1.0	1347	$3,200	$2.38	1d	1	1.24mi

Listing history 9 events

1. 2026-05-05
   status Pending 1583-char remark
2. 2026-05-05
   historical Active Under Contract 1583-char remark
3. 2026-05-01
   listed $300,000 Active 1583-char remark
4. 2026-04-23
   status Pending
5. 2026-04-23
   historical
6. 2026-04-17
   price $449,900
7. 2026-04-02
   listed $499,900 Active
8. 2026-04-02
   historical
9. 2026-03-25
   listed $539,900 Active

ⓘ 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: $2,966 · $247/mo
• Projected year-2 tax: $3,928 · $327/mo
• Expected delta: +$962/yr (+$80/mo · 32.4%)

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

Taxation est. · year 1

• Rental income: $40,132
• − Mortgage interest: −$16,805
• − Property taxes: −$2,966
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − Depreciation: −$8,727
• Taxable income: $3,713
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $7,468/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: Westerly
• NCES district ID: 4401170
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 39% ▼ -13.00%
• Median HH income: $60,021
• Composite: 26.25/100
• National rank: #7257
• State rank: #21 of 39 in RI

Livability — Westerly

• Score: 74/100
• State rank: #10
• US rank: #4529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westerly, RI
• County: Washington County · 79,886 people
• City population: 21,587
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 21,587
• Household income: $97,110
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 577.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 5% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Chinese 2% Other Indo-European 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: ▼ -145.15%
• Current HPI: 369.8844
• Rent YoY: ▲ 11.73%
• 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

-44.4% since first listed

9 events — show timeline

• 2026-05-05 Pending — RIS
• 2026-05-05 Contingent — RIS
• 2026-05-01 Listed $300,000 RIS
• 2026-04-23 Pending — RIS
• 2026-04-23 Listing Removed — RIS
• 2026-04-17 Price Changed $449,900 RIS
• 2026-04-02 Listing Removed — RIS
• 2026-04-02 Listed $499,900 RIS
• 2026-03-25 Listed $539,900 RIS

Property tax history

+1.2%/yr

Latest (2025): $2,966 · -4.6% YoY. Source: county tax records.