Real Estate Investing in Barrington, Rhode Island (02806)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02806 (Barrington, RI)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Barrington, RI (02806)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 02806 Barrington
Not every below-median market is a bargain. Barrington's 02806 ZIP comes in at signals that favor experienced operators who can absorb the risk $817K pricing implies.
For an experienced owner, 02806 can be a a solid fit for hunting ground — but the discount at $817K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 02806 among RI's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Turning to rents, 17,113 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
New investors are better served looking at Barrington's stable or hybrid ZIPs before stepping into 02806. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Barrington:
Property Strategy for 02806
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $539,892 | $2,290 | 3.1% | +10.6% | $269,946 |
| 3BR | $675,276 | $2,760 | 2.9% | +9.8% | $225,092 |
| 4BR | $969,751 | $3,290 | 2.4% | +10.6% | $242,438 |
| 5BR | $1,487,501 | — | — | +11.4% | $297,500 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02806 Compare?
| Metric | 02806 | Barrington | Rhode Island |
|---|---|---|---|
| Home Value | $816,542 | $816,542 | $487,363 |
| 5-Year CAGR | 7.7% | 7.7% | 8.8% |
| Avg Rent | $3,052 | $3,052 | - |
| Cap Rate | 2.9% | 2.9% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 02806 (Barrington, RI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $816,542 |
| Monthly Rent | $3,052 |
| Price-to-Rent | 22.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 02806
Population: 17,113
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 02806
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Riverside Middle School
Hugh Cole School
Kickemuit Middle School
Waddington School
Highlander Secondary Charter S
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Barrington, RI a smart market for rental property?
Our data puts Barrington, RI at 3.0/5 for investability. Home prices of $817K and rents around $3,052/mo create a solid backdrop for investor activity.
How strong is tenant demand in Barrington, RI?
The renter base in Barrington, RI is reasonable for the $3,052/mo price point. Screening well and pricing to market typically yields reliable tenants.
Do landlords face vacancy issues in Barrington, RI?
Vacancy in Barrington, RI is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $3,052/mo.
Does house hacking work in Barrington, RI?
House hacking in Barrington, RI is a challenging. With home values around $817K and rents at $3,052/mo, owner-occupants can offset a meaningful share of PITI.
How strong are rents in Barrington, RI?
Rents in Barrington, RI run near $3,052/mo. Compared with median home prices of $817K that produces solid gross yields for typical rentals.
You know 02806 now. You don’t know where it ranks.
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How 02806 ranks in Providence-Warwick, RI-MA
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