50 Prospect Ave · Jamestown, RI 02835

$2,995,000

4 bd · 4.5 ba · 3,645 sqft · SingleFamily public records · 42 Days on market

Built 2024 0.96 ac lot Est $2774k · 8% over

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Why this score? — see what drove the B- 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
• ARV discount +3.9/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing Sea Breeze Manor a custom-built new construction home set on nearly an acre in Jamestown's peaceful North End. Surrounded by professionally curated landscaping, this residence offers a refined blend of privacy and coastal elegance. Inside, sunlit interiors showcase top-tier appliances and striking titanium quartzite countertops, anchored by a gas fireplace that enhances the home's open-concept design. A spacious wrap-around porch extends the living experience outdoors, perfect for relaxed coastal entertaining. The property also features a three-car garage with a beautifully finished bonus living space above ideal for guests, a private office, or studio. Located in a quiet encl

Key facts

• Custom-built
• New construction
• Sunlit interiors

Tags

• CUSTOM-BUILT
• NEW CONSTRUCTION
• SUNLIT INTERIORS
• TOP-TIER APPLIANCES
• TITANIUM QUARTZITE COUNTERTOPS
• GAS FIREPLACE

Property features AI

Exterior

• Parking: Attached garage; 3 garage spaces; 5 total parking spaces; 3 covered parking spaces
• Utilities: 200+ amp electric service; Private well water; Septic tank sewage
• Home design: 2-story house; Vinyl siding and drywall exterior
• Construction: Concrete perimeter foundation
• Exterior features: Water access and walk-to-water location; Full unfinished basement with interior and exterior entry

Interior

• Kitchen: Oven; Range; Cooktop; Microwave; Dishwasher; Refrigerator; Exhaust fan; Electric and gas water heaters
• Flooring: Hardwood
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceiling(s); High ceilings; Tub with shower; Hardwood floors; Gas fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $3.00M.

Deal economics

• At list price, monthly cash flow is $22k ($264k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($50k rent vs $3.00M).
• Recommended offer: $2.91M (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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; 1 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 $21k of loan paydown is wiped out by about $90k 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 $839k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($2.91M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $395k; list at $3.00M implies a 658% 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 $2,905,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.46%
• DSCR: 2.40
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $2,773,845
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Collins Ter	0.69mi	4/2.0	3,352 (-8%)	0mo	$2,550,000	$761	44

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: 26.3%
• Equity multiple: 2.09×
• Total profit: $913,715
• Equity at exit: $446,564

10-year hold

• IRR: 33.9%
• Equity multiple: 4.09×
• Total profit: $2,593,792
• Equity at exit: $258,953

Cash invested: $838,600 (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 02835

• Active inventory: 62
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $50,000 medium
• Mortgage (P&I): −$15,706
• Tax from tax record: −$561 /mo · $6,732/yr
• Insurance: −$1,248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,500
• Net cashflow: $21,985

Break-even live

Break-even rent $22,171

Max offer price $2,995,000

Occupancy floor 51%

Sensitivity live

Price	-10% $23,680	-5% $22,833	+0% $21,985	+5% $21,137	+10% $20,290
Rent	-10% $18,035	-5% $20,010	+0% $21,985	+5% $23,960	+10% $25,935
Rate	-1.0pp $23,493	-0.5pp $22,747	base $21,985	+0.5pp $21,209	+1.0pp $20,419

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: $748,750
• Closing costs: $89,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1191 N Main Rd Jamestown, RI	5.0	3.5	3500	$50,000	$14.29	21d	1	0.27mi

Listing history 20 events

1. 2026-06-18
   days on market $2,995,000 Active 42 DOM
2. 2026-06-17
   days on market $2,995,000 Active 41 DOM
3. 2026-06-16
   days on market $2,995,000 Active 40 DOM
4. 2026-06-15
   days on market $2,995,000 Active 39 DOM
5. 2026-06-13
   days on market $2,995,000 Active 37 DOM
6. 2026-06-09
   days on market $2,995,000 Active 33 DOM
7. 2026-06-08
   days on market $2,995,000 Active 32 DOM
8. 2026-06-07
   days on market $2,995,000 Active 31 DOM
9. 2026-06-03
   days on market $2,995,000 Active 27 DOM
10. 2026-06-02
    days on market $2,995,000 Active 26 DOM
11. 2026-06-01
    days on market $2,995,000 Active 25 DOM
12. 2026-05-31
    days on market $2,995,000 Active 24 DOM
13. 2026-05-07
    listed $2,995,000 Active
14. 2026-04-30
    historical
15. 2026-03-26
    listed $2,995,000 Active
16. 2026-01-06
    historical
17. 2025-10-14
    listed $3,495,000 Active
18. 2025-09-23
    historical
19. 2025-05-15
    listed $3,950,000 Active
20. 2023-09-22
    soldstatus $395,000

ⓘ 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: $6,732 · $561/mo
• Projected year-2 tax: $27,775 · $2,315/mo
• Expected delta: +$21,043/yr (+$1,754/mo · 312.6%)

ⓘ 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: $600,000
• − Mortgage interest: −$167,767
• − Property taxes: −$6,732
• − Insurance: −$14,975
• − Repairs & maintenance: −$48,000
• − Management: −$48,000
• − Depreciation: −$87,127
• Taxable income: $227,399
• Est. tax owed @ 24.0%: −$54,576
• After-tax cash flow: $209,244/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

Price history

+658.2% since first listed

8 events — show timeline

• 2026-05-07 Listed $2,995,000 RIS
• 2026-04-30 Listing Removed — RIS
• 2026-03-26 Listed $2,995,000 RIS
• 2026-01-06 Listing Removed — RIS
• 2025-10-14 Listed $3,495,000 RIS
• 2025-09-23 Listing Removed — RIS
• 2025-05-15 Listed $3,950,000 RIS
• 2023-09-22 Sold (Public Records) $395,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $6,732 · +184.9% YoY. Source: county tax records.