431 Sampan Ave · Jamestown, RI 02835

$899,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 10 Days on market

Built 1998 7,405 sqft lot Est $775k · 16% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained, 3-bedroom, 2-bathroom Colonial nestled in the highly sought-after Jamestown Shores neighborhood. Offering 1,540 square feet of inviting living space. The kitchen, remodeled in 2025 has new appliances, soft close cabinets and quartz countertops. The dining room, living room, and den area flow effortlessly into one another, creating a spacious and connected environment for hosting friends or enjoying family time. On the first floor there are oak hardwood floors which are throughout the main living areas, adding warmth and elegance. Step through the den through the sliding glass doors outside to discover your own private retreat. The covered rear de

Key facts

• 7,405 sq ft lot
• Garage
• Built 1998

Property features AI

Exterior

• Parking: Garage
• Home design: Single-family home; 2 total floors

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $7k ($79k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $899k).

Location & tenants

• Location reads: area grade C — 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; 2 comparable units currently listed for rent nearby; 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 $6k of loan paydown is wiped out by about $27k 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 $252k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $899,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.80% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.47%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $774,620
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Sampan Ave	0.00mi	3/2.0	1,540 (0%)	19mo	$725,700	$471	84
460 Schooner Ave	0.06mi	2/2.0 (-1)	1,544 (+0%)	10mo	$776,700	$503	84
66 Sloop St	0.10mi	2/2.0 (-1)	1,518 (-1%)	20mo	$870,000	$573	71
470 Gondola Ave	0.10mi	2/2.5 (-1)	1,654 (+7%)	8mo	$800,000	$484	69
85 Frigate St	0.61mi	2/2.5 (-1)	1,512 (-2%)	11mo	$1,000,000	$661	52

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: 26.4%
• Equity multiple: 2.09×
• Total profit: $274,997
• Equity at exit: $134,044

10-year hold

• IRR: 34.0%
• Equity multiple: 4.11×
• Total profit: $781,826
• Equity at exit: $77,729

Cash invested: $251,720 (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: 4.6×

Monthly cashflow live

• Estimated rent: $16,220 medium
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,406
• Net cashflow: $6,601

Break-even live

Break-even rent $7,864

Max offer price $899,000

Occupancy floor 54%

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Buoy St Jamestown, RI	2.0	2.0	1440	$2,650	$1.84	24d	1	0.85mi
376 E Shore Rd Jamestown, RI	4.0	2.5	2160	$40,000	$18.52	21d	1	1.13mi

Listing history 9 events

1. 2026-06-18
   days on market $899,000 Active 10 DOM
2. 2026-06-17
   days on market $899,000 Active 9 DOM
3. 2026-06-16
   days on market $899,000 Active 8 DOM
4. 2026-06-15
   days on market $899,000 Active 7 DOM
5. 2026-06-13
   days on market $899,000 Active 5 DOM
6. 2026-06-09
   statusdays on marketlisting id $899,000 Active 1 DOM
7. 2026-06-08
   days on market $899,000 Coming Soon 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $899,000 Coming Soon 3 DOM

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

Taxation est. · year 1

• Rental income: $194,642
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$4,495
• − Repairs & maintenance: −$15,571
• − Management: −$15,571
• − Depreciation: −$26,153
• Taxable income: $69,008
• Est. tax owed @ 24.0%: −$16,562
• After-tax cash flow: $62,651/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