100 S Blossom St · East Providence, RI 02914

$589,000

6 bd · 2.0 ba · 2,526 sqft · MultiFamily public records · 40 Days on market

Built 1900 3,920 sqft lot $233/sqft · 37% above area Est $754k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.2/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Well maintained, 2 family, each unit is a spacious, 1263 Sq Ft. , 3 bedroom, eat-in-kitchen, dining room, living room and full bath. Hardwood floors, high ceilings, original details intact. Each unit has a private front entrance and large porches. Roof 3 years new, electric upgraded. Basement has 2 separate laundry hook-ups, large storage rooms with good ceiling height and 3 means of egress, great potential. One car, interior garage. Large fenced yard. Total finished space 2,526 sq. ft. Fantastic location, minutes from highway and on dead end street. Tenants month-to-month paying below rental market.

Key facts

• Large fenced yard
• Spacious porches
• Dead end street

Tags

• PRIVATE FRONT ENTRANCE
• SPACIOUS PORCHES
• SEPARATE LAUNDRY HOOK-UPS
• LARGE STORAGE ROOMS
• LARGE FENCED YARD
• DEAD END STREET

Property features AI

Finance

• Financial info: Tenant pays hot water; Two-unit multifamily property with reported rents ($1,100 and $1,150)
• HOA & community: Community near golf, highway access, hospital, schools, public transportation, restaurants, shopping and sidewalks

Exterior

• Parking: Built-in parking; Total 6 parking spaces; 1 covered space; Attached 1-car garage
• Utilities: Public water (connected); Public sewer (connected); Electric service with 100 amps, circuit breakers, and separate meters
• Home design: Two-story building; Single building containing multiple units; Exterior entry to basement
• Construction: Drywall and plaster interior walls; Vinyl siding exterior; Block foundation
• Exterior features: Porch; Paved driveway; Fenced yard

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Two 3-bedroom units (each unit: 3 bedrooms)
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas heating; Steam heating
• Interior features: Attic with permanent attic stairs; Storage space; Tub/shower; Thermal windows
• Laundry & utility: Common area laundry; Gas water heater; Water heater

🏷️ Possibly a rental listed for sale. The $589,000 price doesn't fit this home's estimated sale value (~$754,421) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $589k.

Deal economics

• At list price, monthly cash flow is $-619 ($-7k/yr) — negative. Per door: $-309/mo.
• To cash-flow at today's rent, offer at most $480k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $423k (28.2% below list).
• Recommended offer: $423k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.2% in East Providence — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#12 in RI, #4,784 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• East Providence (suburban): math 18% / reading 31% proficiency, ranked #26 of 39 in RI (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 64 active listings in the ZIP; 776 units permitted in Providence County in 2024 (229 in 5+ unit buildings).
• At $4,230/mo this rent would consume 83% of the median local household income ($61k/yr) (locally 1134% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Providence County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($571k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; list at $589k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $423,000 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 11.6

CMA / ARV

• ARV (median comp): $754,421
• List price: $589,000
• Delta: -21.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 136 Roma St	0.22mi	6/3.0	2,802 (+11%)	2mo	$400,000	$143	66
25 Martello St	0.53mi	5/2.0 (-1)	2,856 (+13%)	1mo	$520,000	$182	47

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: -23.9%
• Equity multiple: 0.18×
• Total profit: $-134,855
• Equity at exit: $87,822

10-year hold

• IRR: -19.0%
• Equity multiple: -0.02×
• Total profit: $-168,189
• Equity at exit: $50,926

Cash invested: $164,920 (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 02914

• Active inventory: 64
• Price-to-rent: 23.2×

Monthly cashflow live

• Estimated rent: $4,230 high
• Mortgage (P&I): −$3,089
• Tax from tax record: −$626 /mo · $7,515/yr
• Insurance: −$245
• HOA: −$0
• Vacancy / Maint / Mgmt: −$888
• Net cashflow: $-619

Break-even live

Break-even rent $5,013

Max offer price $479,696

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-452	+0% $-619	+5% $-785	+10% $-952
Rent	-10% $-953	-5% $-786	+0% $-619	+5% $-452	+10% $-285
Rate	-1.0pp $-322	-0.5pp $-469	base $-619	+0.5pp $-771	+1.0pp $-927

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,230
Total (2 units)			$4,230

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $589,000 Pending 40 DOM
2. 2026-06-03
   days on market $589,000 Active Under Contract 37 DOM
3. 2026-06-02
   days on market $589,000 Active Under Contract 36 DOM
4. 2026-06-01
   days on market $589,000 Active Under Contract 35 DOM
5. 2026-05-31
   days on market $589,000 Active Under Contract 34 DOM
6. 2026-05-16
   historical Active Under Contract 607-char remark
7. 2026-04-27
   listed $589,000 Active 607-char remark
8. 1994-11-02
   soldstatus $125,000

ⓘ 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: $7,515 · $626/mo
• Projected year-2 tax: $8,558 · $713/mo
• Expected delta: +$1,043/yr (+$87/mo · 13.9%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,760
• − Mortgage interest: −$32,993
• − Property taxes: −$7,515
• − Insurance: −$2,945
• − Repairs & maintenance: −$4,061
• − Management: −$4,061
• − Depreciation: −$17,135
• Taxable loss: −$17,949
• Est. tax savings @ 24.0%: +$4,308
• After-tax cash flow: $-3,117/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: East Providence
• NCES district ID: 4400330
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $51,011
• Composite: 21.69/100
• National rank: #8274
• State rank: #26 of 39 in RI

Livability — East Providence

• Score: 74/100
• State rank: #12
• US rank: #4784

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment B Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Providence, RI
• County: Providence County · 548,917 people
• City population: 38,586
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 21,834
• Household income: $61,191
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1134.0

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 (67%)
• Race & ethnicity: White 67% Two or more races 12% Hispanic / Latino 12% Black 8% Asian 4% Native American 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 3%
• Common ancestry: Russian 29% Lithuanian 4% Romanian 3%
• Foreign-born: 24% · Canada, China
• Languages at home: 67% English-only · Other Indo-European 20% Spanish 7% French/Haitian/Cajun 2%

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: ▼ -461.46%
• Current HPI: 323.298
• 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

+371.2% since first listed

4 events — show timeline

• 2026-06-06 Pending — RIS
• 2026-05-16 Contingent — RIS
• 2026-04-27 Listed $589,000 RIS
• 1994-11-02 Sold (Public Records) $125,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $7,515 · +23.1% YoY. Source: county tax records.