86 Washington St · Bristol, RI 02809

$3,995

4 bd · 2.5 ba · 2,016 sqft · Other · 1 Days on market

Built 1900 5,227 sqft lot

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.5/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A FABULOUS OPPORTUNITY! 2 houses on one lot. .rent one house or both! . a 2253 sf colonial with 4 beds and 2.5 baths AND a separate 653 sf 4 room cottage with 2 beds and 1 bath. .. Both in truly pristine condition! The main house has a 7 year old state-of-the -art 5 zone gas-fired heating system, 4 year old roof, thermopane windows with screens, 200 amp electric service with circuit breakers, 3 year oldl air conditioning on the first floor and much more! ! Sparkling front to back living room, cozy den with wood stove, peninsula seating in the kitchen open to the dining room; 4 nice second floor bedrooms (one currently used as a home office), stairs to the third floor - one room is finished and the other can be finished (currently great storage). The cottage is absolutely adorable! ! all redone a few years ago with a beautiful kitchen and bath, 10 year old roof, 3 year old mini-split air conditioning/heat combination, 100 Amp electric with circuit breakers. . . The cottage is a perfect in-law, an ideal rental, or a home office w 3 office suites. .. Also on the property is an oversized 2 car garage with automatic openers. The yard is fenced! Convenient location across the street from Guiteras Field, and a short walk to the harbor, restaurants, historic town center, and the busline. .. Walkablity score is 80 and highly bikable 62 score! You will LOVE THESE HOUSES!!

Key facts

• Open eat-in kitchen
• Private master suite
• Generous living room

Tags

• OPEN EAT-IN KITCHEN
• GENEROUS LIVING ROOM
• PRIVATE MASTER SUITE
• DETACHED GARAGE
• WATERFRONT

Property features AI

Finance

• HOA & community: Community amenities include golf, marina, pool, tennis courts, shopping, restaurants, public transportation and highway access

Exterior

• Parking: Detached garage; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: 2 stories; Plaster and clapboard construction
• Construction: Concrete perimeter foundation
• Exterior features: Corner lot; Walkable to water

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator; Dishwasher; Exhaust fan; Gas water heater
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Gas heating with baseboard; Ductless cooling; 200+ amp electrical service
• Interior features: Attic with permanent attic stairs; Tub/shower; Cable TV; Full unfinished basement with interior entry; One fireplace
• Laundry & utility: Washer; Dryer; Utility room; Storage room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $4k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $4k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bristol Warren (suburban): math 28% / reading 49% proficiency, ranked #18 of 39 in RI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.2%/yr); 80 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 29 units permitted in Bristol County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($98k/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 $27 of loan paydown is wiped out by about $120 of value loss. Plan a longer hold.
• Bristol 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 + 8.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $3,995

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. 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?
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: 91.12% ✓
• Cap rate: 861.81%
• Cash-on-cash: 3055.42%
• DSCR: 136.95
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 179.84×
• Total profit: $200,046
• Equity at exit: $596

10-year hold

• IRR: —
• Equity multiple: 444.02×
• Total profit: $495,560
• Equity at exit: $345

Cash invested: $1,119 (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 02809

• Home prices YoY: -30.2%
• Rents YoY: 8.2%
• Active inventory: 80
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $3,640 high
• Mortgage (P&I): −$21
• Tax est. 1.5%: −$5 /mo · $60/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $2,848

Break-even live

Break-even rent $35

Max offer price $3,995

Occupancy floor 17%

Sensitivity live

Price	-10% $2,851	-5% $2,850	+0% $2,848	+5% $2,847	+10% $2,845
Rent	-10% $2,561	-5% $2,704	+0% $2,848	+5% $2,992	+10% $3,136
Rate	-1.0pp $2,850	-0.5pp $2,849	base $2,848	+0.5pp $2,847	+1.0pp $2,846

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: $999
• Closing costs: $120
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 High St Bristol, RI	3.0	1.0	2112	$2,900	$1.37	16d	1	0.08mi
484 Thames St Bristol, RI	4.0	2.0	1610	$4,800	$2.98	4d	1	0.29mi
484 Thames St Bristol, RI	4.0	2.0	1610	$5,000	$3.11	24d	1	0.29mi
59 Charles St Unit 1 Bristol, RI	4.0	1.0	1800	$2,900	$1.61	17d	1	0.83mi
58 Collins St Bristol, RI	3.0	2.5	2361	$4,875	$2.06	24d	1	0.94mi

Listing history 2 events

1. 2026-06-17
   remarks 613-char remark
2. 2026-06-17
   listed $3,995 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 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: $43,683
• − Mortgage interest: −$224
• − Property taxes: −$60
• − Insurance: −$20
• − Repairs & maintenance: −$3,495
• − Management: −$3,495
• − Depreciation: −$116
• Taxable income: $36,273
• Est. tax owed @ 24.0%: −$8,706
• After-tax cash flow: $25,472/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: Bristol Warren
• NCES district ID: 4400065
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $59,144
• Composite: 34.05/100
• National rank: #5306
• State rank: #18 of 39 in RI

Livability — Bristol

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

Census & demographics

• County: Bristol County · 33,364 people
• City population: 22,220
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 22,220
• Household income: $97,764
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 649.0

Population outlook (Bristol County) Hauer SSP2

• Today (2025): 49,175 people
• By 2030: 48,295 · -1.8%
• By 2040: 45,652 · -7.2%
• By 2050: 43,093 · -12.4%
• By 2075: 38,508 · -21.7%
• By 2100: 34,809 · -29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Russian 17% Lithuanian 6% Romanian 3%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Other Indo-European 9% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Bristol

• 2024 margin: Strong D (+26.4) · D 62.1% · R 35.7% · Other 2.2%
• 2008→2024 swing: -0.4pp no change · 2008: 26.8pp · 2024: 26.4pp
• All cycles: 2024: D+26.4 2020: D+29.2 2016: D+22.8 2012: D+23.3 2008: D+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -162.42%
• Current HPI: 374.7149
• Rent YoY: ▲ 8.15%
• 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

-99.4% since first listed

11 events — show timeline

• 2026-06-17 Listing Removed — RIS
• 2026-06-17 Listed $3,995 RIS
• 2021-05-21 Sold (Public Records) $640,000 Public Records
• 2021-05-20 Sold (MLS) $640,000 RIS
• 2021-04-14 Pending — RIS
• 2021-04-14 Pending — RIS
• 2021-04-14 Listing Removed — RIS
• 2021-02-25 Contingent — RIS
• 2021-02-25 Contingent — RIS
• 2020-11-02 Listed $675,000 RIS
• 2020-10-20 Listed $675,000 RIS

Property tax history

+6.1%/yr

Latest (2024): $7,320 · +3.4% YoY. Source: county tax records.