91 Seabiscuit Pl · Pawtucket, RI 02861

$185,000

2 bd · 1.0 ba · 1,680 sqft · Manufactured public records · 76 Days on market

Built 1987 Fair condition 3,500 sqft lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Countryside Mobile Home Park off Newport Avenue in Pawtucket. Nested on a large corner lot is a double wide Mobile Home completely remodeled with 4 bedrooms, 2 full bathrooms an open floor concept kitchen, dining room and living room, 2 decks and a large fenced yard. This unit is next to Slater Park and close to all amenities and Rt 95. The park is on a yearly lease and the Monthly fee $575.00 Countryside Mobile Home Park requires a BCI and credit check. The HOA fee includes water, septic and weekly trash pick up. The property is back on the market because the buyer couldn't qualify for the financing.

Key facts

• Large corner lot
• Completely remodeled
• Large fenced yard

Tags

• LARGE CORNER LOT
• DOUBLE WIDE MOBILE HOME
• COMPLETELY REMODELED
• OPEN FLOOR CONCEPT
• 2 DECKS
• LARGE FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.8% in Pawtucket — 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 71/100 on livability (#16 in RI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: employment C-, schools D, amenities F.
• Pawtucket (suburban): math 7% / reading 19% proficiency, ranked #33 of 39 in RI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.6%/yr); 95 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• This rent runs 30% of the median local income ($83k/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 $6k 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 + 5.6% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.57% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.14×
• Total profit: $7,004
• Equity at exit: $27,584

10-year hold

• IRR: 15.1%
• Equity multiple: 2.36×
• Total profit: $70,667
• Equity at exit: $15,995

Cash invested: $51,800 (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 02861

• Rents YoY: 5.6%
• Active inventory: 95
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$970
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $493

Break-even live

Break-even rent $1,490

Max offer price $185,000

Occupancy floor 72%

Sensitivity live

Price	-10% $598	-5% $545	+0% $493	+5% $441	+10% $388
Rent	-10% $326	-5% $410	+0% $493	+5% $577	+10% $660
Rate	-1.0pp $586	-0.5pp $540	base $493	+0.5pp $445	+1.0pp $396

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 McAloon St Unit 2 Pawtucket, RI	2.0	1.0	1617	$1,800	$1.11	44d	1	0.91mi
80 Ballston Ave Pawtucket, RI	2.0	1.0	1100	$1,900	$1.73	12d	1	0.99mi
81 Ballston Ave Pawtucket, RI	3.0	1.5	1512	$3,000	$1.98	2d	1	1.00mi
67 Fred St Pawtucket, RI	3.0	1.0	1200	$2,500	$2.08	44d	1	1.05mi
3 Benedict St Pawtucket, RI	2.0	1.0	2080	$2,100	$1.01	4d	1	1.18mi
67 Littlefield St Unit 1 Pawtucket, RI	2.0	1.0	1680	$1,800	$1.07	44d	1	1.19mi
29 Fortin Ave Pawtucket, RI	2.0	2.0	1216	$2,500	$2.06	3d	1	1.25mi
60 Field St Unit 2 Pawtucket, RI	2.0	1.0	2088	$2,350	$1.13	44d	1	1.27mi

Listing history 19 events

1. 2026-05-18
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Welcome to Countryside Mobile Home Park off Newport Avenue in Pawtucket. Nested on a large corner lot is a double wide Mobile Home completely remodeled with 4 bedrooms, 2 full bathrooms an open floor concept kitchen, dining room and living room, 2 decks and a large fenced yard. This unit is next to Slater Park and close to all amenities and Rt 95. The park is on a yearly lease and the Monthly fee $575.00 Countryside Mobile Home Park requires a BCI and credit check. The HOA fee includes water, septic and weekly trash pick up. The property is back on the market because the buyer couldn't qualify for the financing.

2. 2026-03-24
   status Active 623-char remark

   Show marketing remark (623 chars)

   Welcome to Countryside Mobile Home Park off Newport Avenue in Pawtucket. Nested on a large corner lot is a double wide Mobile Home completely remodeled with 4 bedrooms, 2 full bathrooms an open floor concept kitchen, dining room and living room, 2 decks and a large fenced yard. This unit is next to Slater Park and close to all amenities and Rt 95. The park is on a yearly lease and the Monthly fee $575.00 Countryside Mobile Home Park requires a BCI and credit check. The HOA fee includes water, septic and weekly trash pick up. The property is back on the market because the buyer couldn't qualify for the financing.

3. 2026-02-27
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Welcome to Countryside Mobile Home Park off Newport Avenue in Pawtucket. Nested on a large corner lot is a double wide Mobile Home completely remodeled with 4 bedrooms, 2 full bathrooms an open floor concept kitchen, dining room and living room, 2 decks and a large fenced yard. This unit is next to Slater Park and close to all amenities and Rt 95. The park is on a yearly lease and the Monthly fee $575.00 Countryside Mobile Home Park requires a BCI and credit check. The HOA fee includes water, septic and weekly trash pick up. The property is back on the market because the buyer couldn't qualify for the financing.

4. 2026-02-16
   status Active 623-char remark

   Show marketing remark (623 chars)

   Welcome to Countryside Mobile Home Park off Newport Avenue in Pawtucket. Nested on a large corner lot is a double wide Mobile Home completely remodeled with 4 bedrooms, 2 full bathrooms an open floor concept kitchen, dining room and living room, 2 decks and a large fenced yard. This unit is next to Slater Park and close to all amenities and Rt 95. The park is on a yearly lease and the Monthly fee $575.00 Countryside Mobile Home Park requires a BCI and credit check. The HOA fee includes water, septic and weekly trash pick up. The property is back on the market because the buyer couldn't qualify for the financing.

5. 2026-02-01
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Welcome to Countryside Mobile Home Park off Newport Avenue in Pawtucket. Nested on a large corner lot is a double wide Mobile Home completely remodeled with 4 bedrooms, 2 full bathrooms an open floor concept kitchen, dining room and living room, 2 decks and a large fenced yard. This unit is next to Slater Park and close to all amenities and Rt 95. The park is on a yearly lease and the Monthly fee $575.00 Countryside Mobile Home Park requires a BCI and credit check. The HOA fee includes water, septic and weekly trash pick up. The property is back on the market because the buyer couldn't qualify for the financing.

6. 2026-01-22
   listed $185,000 Active 623-char remark

   Show marketing remark (623 chars)

   Welcome to Countryside Mobile Home Park off Newport Avenue in Pawtucket. Nested on a large corner lot is a double wide Mobile Home completely remodeled with 4 bedrooms, 2 full bathrooms an open floor concept kitchen, dining room and living room, 2 decks and a large fenced yard. This unit is next to Slater Park and close to all amenities and Rt 95. The park is on a yearly lease and the Monthly fee $575.00 Countryside Mobile Home Park requires a BCI and credit check. The HOA fee includes water, septic and weekly trash pick up. The property is back on the market because the buyer couldn't qualify for the financing.

7. 2026-01-16
   historical
8. 2025-12-14
   listed $185,000 Active
9. 2025-10-31
   historical
10. 2025-10-11
    price $199,000
11. 2025-09-17
    price $230,000
12. 2025-05-19
    status Active
13. 2025-05-15
    status Pending
14. 2025-04-23
    listed $249,900 Active
15. 2022-02-22
    historical
16. 2022-01-18
    status Active
17. 2021-12-11
    status Pending
18. 2021-11-16
    price $175,000
19. 2021-08-16
    listed $185,000 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: $1,558 · $130/mo
• Projected year-2 tax: $2,287 · $191/mo
• Expected delta: +$729/yr (+$61/mo · 46.8%)

ⓘ 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 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $25,370
• − Mortgage interest: −$10,363
• − Property taxes: −$1,558
• − Insurance: −$925
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$5,382
• Taxable income: $3,083
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $5,177/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and updates to its exterior and interior, including new siding, roof, and flooring, to improve its condition and value.

Repairs flagged

• Major siding — Significant damage
• Major roof — Exposed framework
• Major flooring — Severe wear

Value-add opportunities

• Both new siding — Enhances curb appeal and durability
• Both new roof — Improves structural integrity and appearance
• Both new flooring — Boosts comfort and value
• Both paint interior and exterior — Freshens look and extends paint life

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage	Major	$15,000–50,000
roof · Exposed framework	Major	$15,000–50,000
flooring · Severe wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both new siding — Enhances curb appeal and durability ↑
• Both new roof — Improves structural integrity and appearance ↑
• Both new flooring — Boosts comfort and value ↑
• Both paint interior and exterior — Freshens look and extends paint life ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pawtucket
• NCES district ID: 4400840
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $41,838
• Composite: 11.29/100
• National rank: #9718
• State rank: #33 of 39 in RI

Livability — Pawtucket

• Score: 71/100
• State rank: #16
• US rank: #7037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawtucket, RI
• County: Providence County · 548,917 people
• City population: 75,942
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 28,124
• Household income: $83,411
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 891.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 18% Two or more races 13% Black 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Dominican 4%
• Common ancestry: Russian 11% Lithuanian 10% Romanian 4%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 13% Other Indo-European 9% French/Haitian/Cajun 3%

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: ▼ -469.15%
• Current HPI: 313.2295
• Rent YoY: ▲ 5.57%
• 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

+0.0% since first listed

19 events — show timeline

• 2026-05-18 Pending — RIS
• 2026-03-24 Relisted — RIS
• 2026-02-27 Pending — RIS
• 2026-02-16 Relisted — RIS
• 2026-02-01 Pending — RIS
• 2026-01-22 Listed $185,000 RIS
• 2026-01-16 Listing Removed — RIS
• 2025-12-14 Listed $185,000 RIS
• 2025-10-31 Listing Removed — RIS
• 2025-10-11 Price Changed $199,000 RIS
• 2025-09-17 Price Changed $230,000 RIS
• 2025-05-19 Relisted — RIS
• 2025-05-15 Pending — RIS
• 2025-04-23 Listed $249,900 RIS
• 2022-02-22 Listing Removed — RIS
• 2022-01-18 Relisted — RIS
• 2021-12-11 Pending — RIS
• 2021-11-16 Price Changed $175,000 RIS
• 2021-08-16 Listed $185,000 RIS

Property tax history

+5.5%/yr

Latest (2025): $1,558 · +6.6% YoY. Source: county tax records.