Best ZIP Codes for Cash Flow in Providence-Warwick, RI-MA (2026)
Ranked by cap rate — the annual return on the purchase price before financing. ZIPs that also clear the 1% rule are marked.
| # | ZIP | City | Home value | Rent | Cap rate | 5-yr growth |
|---|---|---|---|---|---|---|
| 1 | 02903 | Providence, RI | $442,324 | $2,514 | 4.43% | 4.2% |
| 2 | 02817 | West Greenwich, RI | $571,749 | $3,103 | 4.23% | 6.1% |
| 3 | 02908 | Providence, RI | $423,000 | $2,242 | 4.13% | 6.9% |
| 4 | 02886 | Warwick, RI | $431,183 | $2,260 | 4.09% | 6.7% |
| 5 | 02909 | Providence, RI | $389,184 | $1,979 | 3.97% | 7.3% |
| 6 | 02889 | Warwick, RI | $422,167 | $2,125 | 3.93% | 7.2% |
| 7 | 02905 | Providence, RI | $428,614 | $2,126 | 3.87% | 7.3% |
| 8 | 02861 | Pawtucket, RI | $407,299 | $2,008 | 3.85% | 6.6% |
| 9 | 02375 | Easton, MA | $638,489 | $3,078 | 3.76% | 5.9% |
| 10 | 02865 | Lincoln, RI | $579,111 | $2,750 | 3.70% | 6.4% |
| 11 | 02904 | Providence, RI | $406,216 | $1,911 | 3.67% | 6.6% |
| 12 | 02860 | Pawtucket, RI | $396,972 | $1,865 | 3.66% | 6.7% |
| 13 | 02920 | Cranston, RI | $459,943 | $2,147 | 3.64% | 6.9% |
| 14 | 02907 | Providence, RI | $405,464 | $1,847 | 3.55% | 7.3% |
| 15 | 02740 | New Bedford, MA | $431,800 | $1,959 | 3.54% | 6.5% |
| 16 | 02893 | West Warwick, RI | $411,445 | $1,854 | 3.51% | 7.2% |
| 17 | 02915 | East Providence, RI | $450,676 | $2,029 | 3.51% | 7.2% |
| 18 | 02871 | Portsmouth, RI | $692,860 | $3,104 | 3.49% | 6.1% |
| 19 | 02745 | New Bedford, MA | $460,604 | $2,057 | 3.48% | 6.5% |
| 20 | 02910 | Cranston, RI | $413,929 | $1,844 | 3.47% | 7.0% |
| 21 | 02863 | Central Falls, RI | $383,460 | $1,694 | 3.45% | 6.5% |
| 22 | 02816 | Coventry, RI | $464,323 | $2,047 | 3.44% | 6.7% |
| 23 | 02914 | East Providence, RI | $434,305 | $1,910 | 3.43% | 6.4% |
| 24 | 02766 | Norton, MA | $601,528 | $2,597 | 3.37% | 5.6% |
| 25 | 02895 | Woonsocket, RI | $393,501 | $1,685 | 3.34% | 6.5% |
Ranked from Repit’s own ZIP-level data — Zillow home values and rents, HUD fair-market rents where Zillow has no coverage, and U.S. Census vacancy. Cap rate is gross: annual rent over purchase price, before financing and expenses. Every ZIP above links to its full free page. How we calculate this →
Same metro, different strategy
Appreciation in Providence-Warwick, RI-MA · Affordable in Providence-Warwick, RI-MA
Or see the full Providence-Warwick, RI-MA metro profile.