30 Standish Rd · Jamestown, RI 02835

$2,149,000

4 bd · 3.0 ba · 2,939 sqft · SingleFamily public records · 17 Days on market

Built 1920 10,454 sqft lot Est $3427k · 37% under $54/mo HOA

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Shoreby Hill neighborhood home was built in 1920 and close enough to everything downtown Jamestown has to offer. Just shy of 3000 sq/ft of living space, the first level entrance will lead you to a large kitchen. Moving forward there is a well-lit dining area, large deck for outside entertaining, screened-in porch and first floor bedroom/home office space. First floor also offers laundry, beautiful pantry, family room and heated sunroom. The second level master is large with a master bath. Included in the second floor is another full bath and 3 bedrooms. There's plenty of storage in this area. The finished basement has many possibilities, including family room, home gym, theater or office space. There's an oversized, attached garage with a shower and sink. There's also ample parking on-site and a private back yard.

Key facts

• All-season room
• Chef's kitchen
• Fenced-in yard

Tags

• CHEF'S KITCHEN
• QUARTZITE QUARTZ COUNTERTOPS
• ALL-SEASON ROOM
• FLEXIBLE PLAYROOM HOME OFFICE
• FINISHED LOWER LEVEL
• FENCED-IN YARD

Property features AI

Finance

• HOA & community: Annual association fee of $645; Community amenities include golf, marina, pool, tennis courts, recreation area, restaurants, shopping, public transportation, highway access, near hospital and schools

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces; 8 total parking spaces
• Utilities: Public water; Public sewer (connected); Electric service 200+ amps with circuit breakers
• Home design: 2 stories; Concrete perimeter foundation; Drywall and shingle siding construction
• Construction: Built with drywall and shingle siding; Concrete perimeter foundation
• Exterior features: Deck; Porch; Patio; Screened porch; Fenced yard; Walk-to-water access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Disposal; Gas water heater
• Bedrooms: Total rooms include storage and utility rooms
• Flooring: Ceramic tile; Hardwood; Wood; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Ductless cooling; Baseboard heating; Electric heating; Hot water heating; Propane heating; Oil heating; Solar heating; Zoned heating
• Interior features: Wet bar; Interior steps; Stall shower; Tub shower; Central vacuum; Cable TV; Masonry fireplace
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.15M.

Deal economics

• At list price, monthly cash flow is $10k ($116k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($29k rent vs $2.15M).
• Recommended offer: $2.12M (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Jamestown (suburban): math 51% / reading 68% proficiency, ranked #2 of 39 in RI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 62 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 94 units permitted in Newport County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $15k of loan paydown is wiped out by about $64k of value loss. Plan a longer hold.
• Newport County population projected at -12% 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 $602k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($2.12M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $1.15M; list at $2.15M implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,116,765 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.33% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.29%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $3,426,874
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Longfellow Rd	0.09mi	4/3.5	2,829 (-4%)	3mo	$3,299,850	$1,166	85
17 Bryer Ave	0.22mi	4/2.5	3,070 (+4%)	13mo	$3,795,000	$1,236	70
12 Pardon Tucker Pl	0.44mi	3/3.0 (-1)	2,710 (-8%)	20mo	$1,825,000	$673	44

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $267,205
• Equity at exit: $320,423

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $1,023,101
• Equity at exit: $185,806

Cash invested: $601,720 (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 02835

• Active inventory: 62
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $28,636 medium
• Mortgage (P&I): −$11,270
• Tax from tax record: −$729 /mo · $8,743/yr
• Insurance: −$895
• HOA: −$54
• Vacancy / Maint / Mgmt: −$6,013
• Net cashflow: $9,674

Break-even live

Break-even rent $16,389

Max offer price $2,149,000

Occupancy floor 61%

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: $537,250
• Closing costs: $64,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Longfellow Rd Jamestown, RI	5.0	3.5	2528	$25,000	$9.89	23d	1	0.07mi
47 Longfellow Rd Jamestown, RI	5.0	3.5	2528	$30,000	$11.87	3d	1	0.07mi
21 Baldwin Ct Jamestown, RI	3.0	2.5	2700	$3,500	$1.30	23d	1	0.57mi
192 Racquet Rd Jamestown, RI	4.0	4.5	3440	$48,000	$13.95	23d	1	0.85mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: gym

Listing history 11 events

1. 2026-06-18
   days on market $2,149,000 Active 17 DOM
2. 2026-06-17
   days on market $2,149,000 Active 16 DOM
3. 2026-06-16
   days on market $2,149,000 Active 15 DOM
4. 2026-06-15
   days on market $2,149,000 Active 14 DOM
5. 2026-06-13
   days on market $2,149,000 Active 12 DOM
6. 2026-06-09
   days on market $2,149,000 Active 8 DOM
7. 2026-06-08
   days on market $2,149,000 Active 7 DOM
8. 2026-06-07
   days on market $2,149,000 Active 6 DOM
9. 2026-06-03
   days on market $2,149,000 Active 2 DOM
10. 2026-06-02
    remarks 695-char remark
11. 2026-06-02
    listed $2,149,000 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: $8,743 · $729/mo
• Projected year-2 tax: $21,886 · $1,824/mo
• Expected delta: +$13,143/yr (+$1,095/mo · 150.3%)

ⓘ 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 ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $343,626
• − Mortgage interest: −$120,377
• − Property taxes: −$8,743
• − Insurance: −$10,745
• − Repairs & maintenance: −$27,490
• − Management: −$27,490
• − HOA: −$648
• − Depreciation: −$62,516
• Taxable income: $85,616
• Est. tax owed @ 24.0%: −$20,548
• After-tax cash flow: $95,546/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: Jamestown
• NCES district ID: 4400510
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 68% ▲ 5.00%
• Median HH income: $88,929
• Composite: 54.32/100
• National rank: #1368
• State rank: #2 of 39 in RI

Livability — Jamestown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,545

Population outlook (Newport County) Hauer SSP2

• Today (2025): 81,198 people
• By 2030: 79,518 · -2.1%
• By 2040: 75,581 · -6.9%
• By 2050: 71,801 · -11.6%
• By 2075: 64,618 · -20.4%
• By 2100: 56,724 · -30.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Russian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Newport

• 2024 margin: Strong D (+25.5) · D 61.6% · R 36.1% · Other 2.2%
• 2008→2024 swing: +2.2pp toward D · 2008: 23.3pp · 2024: 25.5pp
• All cycles: 2024: D+25.5 2020: D+29.8 2016: D+19.4 2012: D+17.7 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -265.83%
• Current HPI: 388.7836
• 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

+152.8% since first listed

17 events — show timeline

• 2026-06-01 Listed $2,149,000 RIS
• 2022-03-02 Sold (Public Records) $1,150,000 Public Records
• 2022-03-02 Sold (MLS) $1,150,000 RIS
• 2022-02-21 Pending — RIS
• 2022-01-17 Contingent — RIS
• 2021-12-09 Price Changed $1,099,000 RIS
• 2021-10-28 Price Changed $1,199,000 RIS
• 2021-09-24 Listed $1,299,000 RIS
• 2018-06-30 Listing Removed — RIS
• 2017-08-17 Price Changed $949,000 RIS
• 2017-06-21 Listed $995,000 RIS
• 2005-06-30 Sold (Public Records) $798,000 Public Records
• 2005-06-30 Sold (MLS) $798,000 RIS
• 2005-05-12 Listing Removed — RIS
• 2005-04-01 Listed $798,000 RIS
• 2004-11-02 Listing Removed — RIS
• 2004-05-04 Listed $850,000 RIS

Property tax history

+2.9%/yr

Latest (2025): $8,743 · +8.2% YoY. Source: county tax records.