15 Cantaberry Ln · Greene, RI 02816

$175,000

2 bd · 2.0 ba · 1,292 sqft · Manufactured public records · 5 Days on market

Built 1994 $530/mo HOA · 25% of rent

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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).

• Cash flow +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 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

Very large, neat & clean 2 bed, 2 full bath Mobile home. Well manicured landscaping, stone wall driveway, oversized rooms & storage closets galore. Washer & dryer in unit. Recently updated new floors throughout. Carpet and laminate. Fresh Paint.

Key facts

• Garage
• Community pool
• Built 1994

Property features AI

Finance

• HOA & community: Monthly association fee of $530; Community features include highway access, pool, recreation area, and shopping

Exterior

• Parking: Carport; Total of 3 parking spaces; 1 covered parking space; 1-car garage
• Utilities: 100 amp electric service with circuit breakers; Water tap fee
• Home design: Single-story home
• Construction: Vinyl siding
• Exterior features: Walk to water

Interior

• Kitchen: Kitchen with eat-in area
• Bedrooms: Bedroom on first floor
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Fixer condition; Eat-in kitchen
• Laundry & utility: Laundry room on first floor; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-18 ($-213/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.8% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.8% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 2.5% in Greene — 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 64/100 on livability (#25 in RI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute 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; solid renter incomes; 471 units permitted in Kent County in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,866 (1.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.23% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 6.8

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-29,138
• Equity at exit: $26,093

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-25,411
• Equity at exit: $15,131

Cash invested: $49,000 (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 02816

• Active inventory: 177
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$203 /mo · $2,441/yr
• Insurance: −$73
• HOA: −$530
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-18

Break-even live

Break-even rent $2,182

Max offer price $171,866

Occupancy floor 96%

Sensitivity live

Price	-10% $81	-5% $32	+0% $-18	+5% $-67	+10% $-117
Rent	-10% $-188	-5% $-103	+0% $-18	+5% $68	+10% $153
Rate	-1.0pp $70	-0.5pp $27	base $-18	+0.5pp $-63	+1.0pp $-109

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $530 · $6,360/yr
• Likely covers: landscaping

Listing history 5 events

1. 2026-06-21
   statusdays on market $175,000 Pending 5 DOM
2. 2026-06-18
   days on market $175,000 Active 3 DOM
3. 2026-06-17
   days on market $175,000 Active 2 DOM
4. 2026-06-15
   remarks 679-char remark
5. 2026-06-15
   listed $175,000 Active 1 DOM

ⓘ 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: $2,441 · $203/mo
• Projected year-2 tax: $2,647 · $221/mo
• Expected delta: +$206/yr (+$17/mo · 8.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°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: $25,919
• − Mortgage interest: −$9,803
• − Property taxes: −$2,441
• − Insurance: −$875
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − HOA: −$6,360
• − Depreciation: −$5,091
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $459/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 — Greene

• Score: 64/100
• State rank: #25
• US rank: #13692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent County · 90,904 people
• City population: 2,441
• 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

+202.2% since first listed

6 events — show timeline

• 2026-06-15 Listed $175,000 RIS
• 2014-08-01 Sold (MLS) $55,000 RIS
• 2014-03-18 Price Changed $59,900 RIS
• 2013-12-19 Price Changed $52,900 RIS
• 2013-12-14 Pending — RIS
• 2013-11-02 Listed $57,900 RIS

Property tax history

+5.0%/yr

Latest (2025): $2,441 · +1.6% YoY. Source: county tax records.