343 New Meadow Rd · East Providence, RI 02806

$525,000

3 bd · 2.5 ba · 1,990 sqft · SingleFamily public records · 7 Days on market

Built 1996 0.40 ac lot Est $758k · 31% 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 +12.5/30.0
• Schools +5.8/10.0
• 1% rule +4.1/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL THE BELLS & WHISTLES OF AN "ALMEIDA BUILT" HOME - 9' CEILINGS, BEAUTIFUL MOULDING DETAIL, DECK OFF FR, 2ND FLOOR LAUNDRY, PLUS FENCED YARD, ALARM, & WITHIN WALKING DISTANCE TO SCHOOL. EARLY OCCUPANCY A POSSIBILITY

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1996

Property features AI

Exterior

• Parking: Attached 2-car garage; Built-in parking with 6 total parking spaces (2 covered)
• Utilities: Sewer connected; Connected water; Electric with circuit breakers
• Home design: 2 stories; Vinyl siding; Concrete perimeter foundation
• Construction: Vinyl siding construction; Concrete perimeter foundation
• Exterior features: Lot approximately 0.4 acres

Interior

• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas baseboard heating
• Interior features: Full, unfinished basement; Masonry fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-74 ($-890/yr) — negative.
• To cash-flow at today's rent, offer at most $512k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $477k (9.2% below list).
• Recommended offer: $477k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.1% 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: amenities F, commute F.
• Barrington (suburban): math 55% / reading 70% proficiency, ranked #1 of 39 in RI (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Barrington Middle School (math 54% / reading 70%, grade B+, #1 of 57 statewide, top 0%, 789 students, 7% FRL); Barrington High School (math 65% / reading 84%, grade B+, #2 of 58 statewide, top 2%, 1,139 students, 7% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: 99 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 29 units permitted in Bristol County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 30y 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.
• Current owner paid $381k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $476,520 (9.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $758,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Briarwood Dr	0.16mi	3/2.5	1,988 (-0%)	4mo	$800,000	$402	90
15 Lamson Rd	0.33mi	3/1.5	1,981 (-0%)	7mo	$775,000	$391	74
278 New Meadow Rd	0.34mi	3/2.0	2,110 (+6%)	3mo	$715,000	$339	70
1 Cheshire Dr	0.48mi	3/2.0	2,050 (+3%)	6mo	$695,000	$339	65
1 Massasoit Ave	0.48mi	3/1.5	1,910 (-4%)	2mo	$760,000	$398	65
23 Hanson Rd	0.63mi	4/2.5 (+1)	1,988 (-0%)	2mo	$960,000	$483	64
7 Cheshire Dr	0.52mi	4/2.0 (+1)	1,967 (-1%)	6mo	$725,000	$369	62
59 Mason Rd	0.54mi	4/2.0 (+1)	1,900 (-4%)	1mo	$832,500	$438	59
3 Indigo Rd	0.45mi	4/2.0 (+1)	2,070 (+4%)	9mo	$745,300	$360	58
6 Plymouth Dr	0.67mi	4/2.0 (+1)	2,048 (+3%)	8mo	$780,000	$381	50
10 Columbus Ave	0.51mi	3/2.0	2,260 (+14%)	2mo	$700,000	$310	50
264 Sowams Rd	0.56mi	2/2.0 (-1)	1,710 (-14%)	10mo	$631,000	$369	35

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-89,594
• Equity at exit: $78,279

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-83,280
• Equity at exit: $45,392

Cash invested: $147,000 (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 02806

• Active inventory: 99
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,765 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$867 /mo · $10,401/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,001
• Net cashflow: $-74

Break-even live

Break-even rent $4,859

Max offer price $511,901

Occupancy floor 97%

Sensitivity live

Price	-10% $223	-5% $74	+0% $-74	+5% $-223	+10% $-371
Rent	-10% $-451	-5% $-262	+0% $-74	+5% $114	+10% $302
Rate	-1.0pp $190	-0.5pp $59	base $-74	+0.5pp $-210	+1.0pp $-349

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Indigo Rd Barrington, RI	3.0	1.5	2570	$4,500	$1.75	3d	1	0.45mi
79 Boyce Ave Barrington, RI	4.0	2.5	1951	$5,500	$2.82	3d	1	0.52mi
86 Hamilton Ave Unit 1st floor Barrington, RI	3.0	2.0	1440	$3,000	$2.08	3d	1	1.36mi

Listing history 13 events

1. 2026-05-20
   listed $525,000 Active
2. 2016-11-08
   price $399,900
3. 2002-11-01
   soldstatus $381,000 238-char remark

   Show marketing remark (238 chars)

   ALL THE BELLS & WHISTLES OF AN "ALMEIDA BUILT" HOME - 9' CEILINGS, BEAUTIFUL MOULDING DETAIL, DECK OFF FR, 2ND FLOOR LAUNDRY, PLUS FENCED YARD, ALARM, & WITHIN WALKING DISTANCE TO SCHOOL. EARLY OCCUPANCY A POSSIBILITY

4. 2002-11-01
   soldstatus $381,000

   Show marketing remark (238 chars)

   ALL THE BELLS & WHISTLES OF AN "ALMEIDA BUILT" HOME - 9' CEILINGS, BEAUTIFUL MOULDING DETAIL, DECK OFF FR, 2ND FLOOR LAUNDRY, PLUS FENCED YARD, ALARM, & WITHIN WALKING DISTANCE TO SCHOOL. EARLY OCCUPANCY A POSSIBILITY

5. 2002-10-01
   historical 238-char remark

   Show marketing remark (238 chars)

   ALL THE BELLS & WHISTLES OF AN "ALMEIDA BUILT" HOME - 9' CEILINGS, BEAUTIFUL MOULDING DETAIL, DECK OFF FR, 2ND FLOOR LAUNDRY, PLUS FENCED YARD, ALARM, & WITHIN WALKING DISTANCE TO SCHOOL. EARLY OCCUPANCY A POSSIBILITY

6. 2002-06-28
   listed $397,000 238-char remark

   Show marketing remark (238 chars)

   ALL THE BELLS & WHISTLES OF AN "ALMEIDA BUILT" HOME - 9' CEILINGS, BEAUTIFUL MOULDING DETAIL, DECK OFF FR, 2ND FLOOR LAUNDRY, PLUS FENCED YARD, ALARM, & WITHIN WALKING DISTANCE TO SCHOOL. EARLY OCCUPANCY A POSSIBILITY

7. 2002-06-27
   historical
8. 2002-05-29
   listed $399,900
9. 2002-05-27
   historical
10. 2002-01-29
    listed $429,900
11. 1997-02-10
    soldstatus $220,000
12. 1997-02-10
    soldstatus $220,000
13. 1996-06-28
    listed $228,500

ⓘ 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: $10,401 · $867/mo
• Projected year-2 tax: $10,401 · $867/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $57,182
• − Mortgage interest: −$29,408
• − Property taxes: −$10,401
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,575
• − Management: −$4,575
• − Depreciation: −$15,273
• Taxable loss: −$9,674
• Est. tax savings @ 24.0%: +$2,322
• After-tax cash flow: $1,432/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: Barrington
• NCES district ID: 4400030
• Math proficiency: 55% ▼ -11.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $104,568
• Composite: 58.31/100
• National rank: #1016
• State rank: #1 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

• City population: 38,586
• Population (ZIP): 17,113

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Russian 8% Lithuanian 4% Romanian 3%
• Foreign-born: 9% · China, Canada
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Chinese 2%

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: ▼ -655.62%
• Current HPI: 392.5723
• 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

+129.8% since first listed

13 events — show timeline

• 2026-05-20 Listed $525,000 RIS
• 2016-11-08 Price Changed $399,900 RIS
• 2002-11-01 Sold (Public Records) $381,000 Public Records
• 2002-11-01 Sold (MLS) $381,000 RIS
• 2002-10-01 Listing Removed — RIS
• 2002-06-28 Listed $397,000 RIS
• 2002-06-27 Listing Removed — RIS
• 2002-05-29 Listed $399,900 RIS
• 2002-05-27 Listing Removed — RIS
• 2002-01-29 Listed $429,900 RIS
• 1997-02-10 Sold (Public Records) $220,000 Public Records
• 1997-02-10 Sold (MLS) $220,000 RIS
• 1996-06-28 Listed $228,500 RIS

Property tax history

+4.2%/yr

Latest (2025): $10,401 · +4.0% YoY. Source: county tax records.