18 Collins Ter · Melville, RI 02835

$2,750,000

3 bd · 3.0 ba · 2,057 sqft · SingleFamily public records · 21 Days on market

Built 1971 1.06 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom contemporary in exclusive area of East Shore Rd. Saltwater views of East Passage from living room, deck, & master bedroom. Large great room with 2 sided fireplace, & oversized kitchen. $5000.00 credit to Buyer @ Closing for carpet/flooring upgrade

Key facts

• 12' ceilings
• Brick fireplace
• Expansive floor plan

Tags

• CUL-DE-SAC
• BAY VIEWS
• EXPANSIVE FLOOR PLAN
• BRICK FIREPLACE
• SCREENED SUNPORCH
• 12' CEILINGS

Property features AI

Finance

• HOA & community: Community amenities include golf, pool, tennis courts, restaurant, and shopping; highway access

Exterior

• Parking: Attached 2-car garage; Built-in parking; 8 total parking spaces (2 covered)
• Utilities: 200+ amp electrical service with circuit breakers; Private well water; Septic tank
• Home design: 2-story home; Has a view; Above-grade finished living area plus below-grade finished area
• Construction: Plaster construction; Concrete perimeter and slab foundation
• Exterior features: Deck; Porch (screened); Paved driveway; Walk-to-water access; Wooded lot; Located on a cul-de-sac

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Multiple bedrooms including a lower-level bedroom; Bedroom 2 (first level); Bedroom 3 (first level); Bedroom 4 (lower level)
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Ductless heating and cooling; Propane heating; Radiant heating
• Interior features: Thermal windows; Bathtub; Interior steps; Stall shower; Tub/shower combination; Cable TV; Full, partially finished basement with walk-out access; 2 masonry fireplaces
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $2.75M.

Deal economics

• At list price, monthly cash flow is $-13k ($-150k/yr) — negative.
• To cash-flow at today's rent, offer at most $535k (80.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $474k (82.8% below list).
• Recommended offer: $474k (82.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#30 in RI) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A, schools A-; Watch: amenities F, commute F, cost of living F.
• 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: 64 active listings in the ZIP; 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 $19k of loan paydown is wiped out by about $82k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($2.71M) is reasonable based on typical stale-listing flexibility.
• 4 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 $742k; list at $2.75M implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $473,933 (82.8% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.17% ✗
• Cap rate: 0.82%
• Cash-on-cash: -19.54%
• DSCR: 0.13
• GRM: 48.4

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: -56.7%
• Equity multiple: -0.62×
• Total profit: $-1,245,702
• Equity at exit: $410,034

10-year hold

• IRR: —
• Equity multiple: -1.75×
• Total profit: $-2,119,417
• Equity at exit: $237,770

Cash invested: $770,000 (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 02835

• Active inventory: 64
• Price-to-rent: 48.4×

Monthly cashflow live

• Estimated rent: $4,739 medium
• Mortgage (P&I): −$14,421
• Tax from tax record: −$714 /mo · $8,566/yr
• Insurance: −$1,146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$995
• Net cashflow: $-12,537

Break-even live

Break-even rent $20,609

Max offer price $535,304

Occupancy floor —

Sensitivity live

Price	-10% $-10,980	-5% $-11,759	+0% $-12,537	+5% $-13,315	+10% $-14,094
Rent	-10% $-12,911	-5% $-12,724	+0% $-12,537	+5% $-12,350	+10% $-12,162
Rate	-1.0pp $-11,152	-0.5pp $-11,837	base $-12,537	+0.5pp $-13,249	+1.0pp $-13,974

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: $687,500
• Closing costs: $82,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-29
   status Pending
2. 2026-04-16
   historical Active Under Contract
3. 2026-04-08
   listed $2,750,000 Active
4. 2025-12-18
   historical
5. 2025-10-15
   listed $2,950,000 Active
6. 2019-09-20
   price $825,000 264-char remark

   Show marketing remark (264 chars)

   Custom contemporary in exclusive area of East Shore Rd. Saltwater views of East Passage from living room, deck, & master bedroom. Large great room with 2 sided fireplace, & oversized kitchen. $5000.00 credit to Buyer @ Closing for carpet/flooring upgrade

7. 2016-11-08
   price $950,000
8. 2007-05-04
   soldstatus $742,500 264-char remark

   Show marketing remark (264 chars)

   Custom contemporary in exclusive area of East Shore Rd. Saltwater views of East Passage from living room, deck, & master bedroom. Large great room with 2 sided fireplace, & oversized kitchen. $5000.00 credit to Buyer @ Closing for carpet/flooring upgrade

9. 2007-05-04
   soldstatus $742,500

   Show marketing remark (264 chars)

   Custom contemporary in exclusive area of East Shore Rd. Saltwater views of East Passage from living room, deck, & master bedroom. Large great room with 2 sided fireplace, & oversized kitchen. $5000.00 credit to Buyer @ Closing for carpet/flooring upgrade

10. 2007-03-07
    historical 264-char remark

    Show marketing remark (264 chars)

    Custom contemporary in exclusive area of East Shore Rd. Saltwater views of East Passage from living room, deck, & master bedroom. Large great room with 2 sided fireplace, & oversized kitchen. $5000.00 credit to Buyer @ Closing for carpet/flooring upgrade

11. 2006-03-02
    listed $950,000 264-char remark

    Show marketing remark (264 chars)

    Custom contemporary in exclusive area of East Shore Rd. Saltwater views of East Passage from living room, deck, & master bedroom. Large great room with 2 sided fireplace, & oversized kitchen. $5000.00 credit to Buyer @ Closing for carpet/flooring upgrade

12. 2006-01-25
    historical
13. 2005-07-25
    listed $1,100,000

ⓘ 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: $8,566 · $714/mo
• Projected year-2 tax: $26,695 · $2,225/mo
• Expected delta: +$18,129/yr (+$1,511/mo · 211.6%)

ⓘ 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 5/10 Major 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $56,872
• − Mortgage interest: −$154,043
• − Property taxes: −$8,566
• − Insurance: −$13,750
• − Repairs & maintenance: −$4,550
• − Management: −$4,550
• − Depreciation: −$80,000
• Taxable loss: −$208,586
• Est. tax savings @ 24.0%: +$50,061
• After-tax cash flow: $-100,382/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 — Melville

• Score: 55/100
• State rank: #30
• US rank: #23609

Category grades

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

Schools grade is shown separately in the Schools card above.

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

Price history

+150.0% since first listed

13 events — show timeline

• 2026-04-29 Pending — RIS
• 2026-04-16 Contingent — RIS
• 2026-04-08 Listed $2,750,000 RIS
• 2025-12-18 Listing Removed — RIS
• 2025-10-15 Listed $2,950,000 RIS
• 2019-09-20 Price Changed $825,000 RIS
• 2016-11-08 Price Changed $950,000 RIS
• 2007-05-04 Sold (Public Records) $742,500 Public Records
• 2007-05-04 Sold (MLS) $742,500 RIS
• 2007-03-07 Listing Removed — RIS
• 2006-03-02 Listed $950,000 RIS
• 2006-01-25 Listing Removed — RIS
• 2005-07-25 Listed $1,100,000 RIS

Property tax history

+2.4%/yr

Latest (2025): $8,566 · +7.8% YoY. Source: county tax records.