14 A Krzak Rd · North Kingstown, RI 02852

$99,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 28 Days on market

Built 1985 Fair condition $147/sqft · 19% below area Est $123k · 19% under $517/mo HOA · 23% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home has been gutted and completely updated to include new roof, windows, siding, deck, heating system, plumbing, central air. Fully applianced. Great opportunity for very affordable housing!

Key facts

• Laminate flooring
• Open dining area
• In-home laundry

Tags

• LAMINATE FLOORING
• SPACIOUS KITCHEN
• OPEN DINING AREA
• IN-HOME LAUNDRY
• PRIVATE DRIVEWAY PARKING
• WELCOMING DECK

Property features AI

Finance

• Financial info: Has land lease
• HOA & community: Monthly association fee of $517; Community amenities include golf, highway access, public transportation, recreation area, and restaurants

Exterior

• Parking: No garage; 1 parking space (total)
• Utilities: 100 amp electric service; Septic tank; Water tap fee
• Home design: 1 story
• Construction: Constructed with drywall, plaster, and vinyl siding
• Exterior features: Single-story property; Vinyl siding; Drywall and plaster interior walls

Interior

• Kitchen: Oven; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom 1 (first floor); Bedroom 2 (first floor)
• Flooring: Laminate
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Tub/shower; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (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.
• North Kingstown (suburban): math 47% / reading 63% proficiency, ranked #5 of 39 in RI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 99 active listings in the ZIP; high-income renter base; 311 units permitted in Washington County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.25% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 3.7

CMA / ARV

• ARV (median comp): $122,580
• List price: $99,000
• Delta: -19.24%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 1.86×
• Total profit: $23,926
• Equity at exit: $14,761

10-year hold

• IRR: 29.3%
• Equity multiple: 3.64×
• Total profit: $73,170
• Equity at exit: $8,560

Cash invested: $27,720 (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 02852

• Active inventory: 99
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$41
• HOA: −$517
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $623

Break-even live

Break-even rent $1,442

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $517 · $6,204/yr

Listing history 19 events

1. 2026-06-18
   days on market $99,000 Active 28 DOM
2. 2026-06-17
   days on market $99,000 Active 27 DOM
3. 2026-06-16
   days on market $99,000 Active 26 DOM
4. 2026-06-15
   days on market $99,000 Active 25 DOM
5. 2026-06-13
   days on market $99,000 Active 23 DOM
6. 2026-06-13
   days on market $99,000 Active 22 DOM
7. 2026-06-10
   price $99,000 Active 19 DOM
8. 2026-06-09
   days on market $115,000 Active 19 DOM
9. 2026-06-08
   days on market $115,000 Active 18 DOM
10. 2026-06-07
    days on market $115,000 Active 17 DOM
11. 2026-06-03
    days on market $115,000 Active 13 DOM
12. 2026-06-02
    days on market $115,000 Active 12 DOM
13. 2026-06-01
    days on market $115,000 Active 11 DOM
14. 2026-05-31
    days on market $115,000 Active 10 DOM
15. 2026-05-19
    status Pending 1077-char remark
16. 2026-05-12
    listed $125,000 Active 1077-char remark
17. 2013-10-25
    soldstatus $39,900 191-char remark

    Show marketing remark (191 chars)

    Home has been gutted and completely updated to include new roof, windows, siding, deck, heating system, plumbing, central air. Fully applianced. Great opportunity for very affordable housing!

18. 2013-09-26
    historical 191-char remark

    Show marketing remark (191 chars)

    Home has been gutted and completely updated to include new roof, windows, siding, deck, heating system, plumbing, central air. Fully applianced. Great opportunity for very affordable housing!

19. 2013-07-12
    listed $42,900 191-char remark

    Show marketing remark (191 chars)

    Home has been gutted and completely updated to include new roof, windows, siding, deck, heating system, plumbing, central air. Fully applianced. Great opportunity for very affordable housing!

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$437/yr (+$36/mo · 59.0%)

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

Climate risk First Street

• 🌡 Heat 5/10 Major
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,760
• − Mortgage interest: −$5,546
• − Property taxes: −$740
• − Insurance: −$495
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − HOA: −$6,204
• − Depreciation: −$2,880
• Taxable income: $6,614
• Est. tax owed @ 24.0%: −$1,587
• After-tax cash flow: $5,884/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 Cosmetic rehab

This 1985 mobile home is in fair condition with average interior and exterior. It offers a good opportunity for a cosmetic update to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Replace laminate flooring — Improves aesthetics and value
• Both Update kitchen cabinets — Enhances functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Replace laminate flooring — Improves aesthetics and value ↑
• Both Update kitchen cabinets — Enhances functionality and value ↑

ⓘ 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: North Kingstown
• NCES district ID: 4400750
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $80,380
• Composite: 49.77/100
• National rank: #1962
• State rank: #5 of 39 in RI

Livability — North Kingstown

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

Census & demographics

• County: Washington County · 79,886 people
• City population: 23,406
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 23,406
• Household income: $118,643
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 505.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 9% Russian 6% Romanian 4%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 2% Spanish 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: ▼ -548.20%
• Current HPI: 367.4748
• Rent YoY: —
• 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

+130.8% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $99,000 RIS
• 2026-05-28 Price Changed $115,000 RIS
• 2026-05-27 Relisted — RIS
• 2026-05-19 Pending — RIS
• 2026-05-12 Listed $125,000 RIS
• 2013-10-25 Sold (MLS) $39,900 RIS
• 2013-09-26 Listing Removed — RIS
• 2013-07-12 Listed $42,900 RIS

Property tax history

+5.9%/yr

Latest (2025): $740 · +16.5% YoY. Source: county tax records.