90 Mapleville Main St · Burrillville, RI 02839

$499,000

3 bd · 3.0 ba · 2,193 sqft · MultiFamily public records · 75 Days on market

Built 1900 7,405 sqft lot $228/sqft · 38% above area Est $540k · 8% under ↓ 5% since listing

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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 +24.8/30.0
• ARV discount +10.9/15.0
• DSCR +8.0/10.0
• Appreciation +6.2/10.0
• 1% rule +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great quiet location for a 3 family. First floor has two different good size units that have private entrances, 3 rooms/1 bed and full bath. Both are updated and good condition. Upper floor would make a great owner's unit. Offers bright open floor plan, eat in kitchen, pantry, dining area, living room 2 beds, full bath and sunroom. House is vinyl sided, updated windows and new roof, appliances and coin op washer/dryer. Nice yard and huge garage/out building, plenty of parking and private yard. Close to school, highway, shopping, swimming and more. Rents are below market. Seller is in process of installing hard wired smoke/carbon fire system. Lead certificates up to date. Well and public sewer.

Key facts

• 7,405 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $352/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $469k (6.0% 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.
• Burrillville (suburban): math 14% / reading 29% proficiency, ranked #27 of 39 in RI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (2.4% local appreciation)).
• Providence County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $140k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($469k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $469,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (median comp): $540,286
• List price: $499,000
• Delta: -7.64%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

2.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.80×
• Total profit: $111,249
• Equity at exit: $207,296

10-year hold

• IRR: 16.7%
• Equity multiple: 3.31×
• Total profit: $322,265
• Equity at exit: $306,777

Cash invested: $139,720 (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 02839

• Home prices YoY: 0.7%
• Active inventory: 9
• Price-to-rent: 23.0×

Monthly cashflow live

• Estimated rent: $5,414 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$396 /mo · $4,758/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,137
• Net cashflow: $1,056

Break-even live

Break-even rent $4,078

Max offer price $499,000

Occupancy floor 76%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$5,415
Total (3 units)			$5,414

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 Victory Hwy Mapleville, RI	3.0	2.0	1662	$3,000	$1.81	2d	1	0.17mi

Listing history 11 events

1. 2026-06-09
   days on market $499,000 Active 75 DOM
2. 2026-06-08
   days on market $499,000 Active 74 DOM
3. 2026-06-08
   days on market $499,000 Active 73 DOM
4. 2026-06-07
   days on market $499,000 Active 72 DOM
5. 2026-06-04
   days on market $499,000 Active 69 DOM
6. 2026-06-02
   days on market $499,000 Active 68 DOM
7. 2026-06-01
   days on market $499,000 Active 67 DOM
8. 2026-05-31
   days on market $499,000 Active 66 DOM
9. 2026-05-14
   price $499,000 702-char remark

   Show marketing remark (702 chars)

   Great quiet location for a 3 family. First floor has two different good size units that have private entrances, 3 rooms/1 bed and full bath. Both are updated and good condition. Upper floor would make a great owner's unit. Offers bright open floor plan, eat in kitchen, pantry, dining area, living room 2 beds, full bath and sunroom. House is vinyl sided, updated windows and new roof, appliances and coin op washer/dryer. Nice yard and huge garage/out building, plenty of parking and private yard. Close to school, highway, shopping, swimming and more. Rents are below market. Seller is in process of installing hard wired smoke/carbon fire system. Lead certificates up to date. Well and public sewer.

10. 2026-04-26
    price $515,000 702-char remark

    Show marketing remark (702 chars)

    Great quiet location for a 3 family. First floor has two different good size units that have private entrances, 3 rooms/1 bed and full bath. Both are updated and good condition. Upper floor would make a great owner's unit. Offers bright open floor plan, eat in kitchen, pantry, dining area, living room 2 beds, full bath and sunroom. House is vinyl sided, updated windows and new roof, appliances and coin op washer/dryer. Nice yard and huge garage/out building, plenty of parking and private yard. Close to school, highway, shopping, swimming and more. Rents are below market. Seller is in process of installing hard wired smoke/carbon fire system. Lead certificates up to date. Well and public sewer.

11. 2026-03-26
    listed $525,000 Active 702-char remark

    Show marketing remark (702 chars)

    Great quiet location for a 3 family. First floor has two different good size units that have private entrances, 3 rooms/1 bed and full bath. Both are updated and good condition. Upper floor would make a great owner's unit. Offers bright open floor plan, eat in kitchen, pantry, dining area, living room 2 beds, full bath and sunroom. House is vinyl sided, updated windows and new roof, appliances and coin op washer/dryer. Nice yard and huge garage/out building, plenty of parking and private yard. Close to school, highway, shopping, swimming and more. Rents are below market. Seller is in process of installing hard wired smoke/carbon fire system. Lead certificates up to date. Well and public sewer.

ⓘ 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: $4,758 · $396/mo
• Projected year-2 tax: $6,446 · $537/mo
• Expected delta: +$1,688/yr (+$141/mo · 35.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $64,968
• − Mortgage interest: −$27,952
• − Property taxes: −$4,758
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,197
• − Management: −$5,197
• − Depreciation: −$14,516
• Taxable income: $4,852
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $11,506/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: Burrillville
• NCES district ID: 4400090
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 29% ▼ -5.00%
• Median HH income: $66,679
• Composite: 20.69/100
• National rank: #8529
• State rank: #27 of 39 in RI

Livability — Burrillville

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

Census & demographics

• Population (ZIP): 1,690

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: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 41% Romanian 4% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Chinese 1% Russian/Polish/Slavic 1%

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: ▲ 2.38%
• Current HPI: 325.8486
• 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

-5.0% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $499,000 RIS
• 2026-04-26 Price Changed $515,000 RIS
• 2026-03-26 Listed $525,000 RIS

Property tax history

+5.4%/yr

Latest (2025): $4,758 · +13.0% YoY. Source: county tax records.