10 Lane D Ln · Warwick, RI 02816

$220,000

2 bd · 1.0 ba · 1,084 sqft · Manufactured public records · 19 Days on market

Built 1983 $447/mo HOA · 17% of rent

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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 +19.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.2/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large, impeccably cared for mobile in Ramblewood. Immaculate interior with central air, and 2 sunrooms - one heated! Seller is ready to sell! Do not wait, this one won't last.

Key facts

• Updated mobile home
• Quartz countertops
• Screened-in porch

Tags

• UPDATED MOBILE HOME
• BRAND-NEW CABINETRY
• NEW FLOORING
• QUARTZ COUNTERTOPS
• SCREENED-IN PORCH
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Financial info: Has land lease
• HOA & community: Monthly association fee of $447; Community offers highway access, proximity to hospital and schools, public transportation, restaurants and shopping

Exterior

• Parking: Carport
• Utilities: Public water; Sewer connected; Electric service: 100 amps
• Home design: Single-story; Above-grade finished area: 1,040
• Construction: Drywall interior; Vinyl siding
• Exterior features: Screened porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 4
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Porch (screened); Public transportation nearby; Walkable location

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.3% in Warwick — 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 78/100 on livability (#6 in RI, #2,425 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• Coventry (suburban): math 25% / reading 41% proficiency, ranked #19 of 39 in RI (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alan Shawn Feinstein Ms of Cov (math 18% / reading 31%, grade F, #28 of 57 statewide, top 48%, 974 students, 29% FRL).
• Market conditions: 177 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 471 units permitted in Kent County in 2024 (240 in 5+ unit buildings).
• This rent runs 31% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Kent County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $100k; list at $220k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.19% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-19,503
• Equity at exit: $32,803

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,435
• Equity at exit: $19,022

Cash invested: $61,600 (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 02816

• Active inventory: 177
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,624 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$131 /mo · $1,572/yr
• Insurance: −$92
• HOA: −$447
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $250

Break-even live

Break-even rent $2,308

Max offer price $220,000

Occupancy floor 85%

Sensitivity live

Price	-10% $375	-5% $312	+0% $250	+5% $188	+10% $125
Rent	-10% $43	-5% $146	+0% $250	+5% $354	+10% $457
Rate	-1.0pp $361	-0.5pp $306	base $250	+0.5pp $193	+1.0pp $135

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Whitman St Coventry, RI	3.0	1.0	1200	$2,850	$2.38	3d	1	1.19mi
1 Patriot Way West Greenwich, RI	1.0–2.0	1.0–2.5	1237	$3,650	$2.95	3d	16	1.46mi

HOA detail

• Monthly dues: $447 · $5,364/yr

Listing history 10 events

1. 2026-05-12
   status Pending
2. 2026-04-23
   listed $220,000 Active
3. 2026-01-21
   soldstatus $100,000
4. 2017-05-24
   soldstatus $45,000 Sold 175-char remark

   Show marketing remark (175 chars)

   Large, impeccably cared for mobile in Ramblewood. Immaculate interior with central air, and 2 sunrooms - one heated! Seller is ready to sell! Do not wait, this one won't last.

5. 2017-04-20
   historical Active - Under Contract 175-char remark

   Show marketing remark (175 chars)

   Large, impeccably cared for mobile in Ramblewood. Immaculate interior with central air, and 2 sunrooms - one heated! Seller is ready to sell! Do not wait, this one won't last.

6. 2017-01-09
   listed $49,900 Active - New 175-char remark

   Show marketing remark (175 chars)

   Large, impeccably cared for mobile in Ramblewood. Immaculate interior with central air, and 2 sunrooms - one heated! Seller is ready to sell! Do not wait, this one won't last.

7. 2005-06-10
   soldstatus $105,000
8. 2005-06-09
   soldstatus $105,000 91-char remark

   Show marketing remark (91 chars)

   SPARKLING INSIDE AND OUT, SPACIOUS LAYOUT WITH ENCLOSED FAMILY ROOM AND SUNPORCH, MUST SEE!

9. 2005-05-06
   historical 91-char remark

   Show marketing remark (91 chars)

   SPARKLING INSIDE AND OUT, SPACIOUS LAYOUT WITH ENCLOSED FAMILY ROOM AND SUNPORCH, MUST SEE!

10. 2005-04-21
    listed $109,900 91-char remark

    Show marketing remark (91 chars)

    SPARKLING INSIDE AND OUT, SPACIOUS LAYOUT WITH ENCLOSED FAMILY ROOM AND SUNPORCH, MUST SEE!

ⓘ 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: $1,572 · $131/mo
• Projected year-2 tax: $2,579 · $215/mo
• Expected delta: +$1,007/yr (+$84/mo · 64.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $31,494
• − Mortgage interest: −$12,323
• − Property taxes: −$1,572
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − HOA: −$5,364
• − Depreciation: −$6,400
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $3,073/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: Coventry
• NCES district ID: 4400210
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $66,277
• Composite: 30.18/100
• National rank: #6317
• State rank: #19 of 39 in RI

Livability — Warwick

• Score: 78/100
• State rank: #6
• US rank: #2425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent County · 90,904 people
• City population: 108,434
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 33,298
• Household income: $101,431
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 667.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 160,994 people
• By 2030: 157,428 · -2.2%
• By 2040: 148,389 · -7.8%
• By 2050: 137,995 · -14.3%
• By 2075: 118,536 · -26.4%
• By 2100: 102,266 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Lithuanian 13% Russian 8% Romanian 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 49.9% · R 48.1% · Other 2.0%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.5pp · 2024: 1.9pp
• All cycles: 2024: D+1.9 2020: D+7.6 2016: R+0.7 2012: D+18.4 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -362.74%
• Current HPI: 336.2662
• 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

+100.2% since first listed

10 events — show timeline

• 2026-05-12 Pending — RIS
• 2026-04-23 Listed $220,000 RIS
• 2026-01-21 Sold (Public Records) $100,000 Public Records
• 2017-05-24 Sold (MLS) $45,000 RIS
• 2017-04-20 Contingent — RIS
• 2017-01-09 Listed $49,900 RIS
• 2005-06-10 Sold (Public Records) $105,000 Public Records
• 2005-06-09 Sold (MLS) $105,000 RIS
• 2005-05-06 Listing Removed — RIS
• 2005-04-21 Listed $109,900 RIS

Property tax history

+5.4%/yr

Latest (2025): $1,572 · +1.6% YoY. Source: county tax records.