Real Estate Investing in Bristol, Rhode Island (02809)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02809 (Bristol, RI)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.0% of homes vacant — above national norms.
What’s happening in Bristol, RI (02809)?
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Market Analysis: 02809 Bristol
Investors eyeing 02809 need to respect the fundamentals at play. Home values of $615K come alongside slower price movement and elevated management overhead.
The investment case in 02809 is impressive only for operators who understand what they are buying. A $615K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 02809 sits on the difficult end of the RI spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 02809 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 02809 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Bristol:
Property Strategy for 02809
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $435,881 | $1,480 | 2.4% | +8.4% | $435,881 |
| 2BR | $499,349 | $1,830 | 2.6% | +8.3% | $249,674 |
| 3BR | $583,739 | $2,210 | 2.7% | +8.1% | $194,580 |
| 4BR | $698,003 | $2,630 | 2.7% | +8.4% | $174,501 |
| 5BR | $821,455 | — | — | +8.4% | $164,291 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02809 Compare?
| Metric | 02809 | Bristol | Rhode Island |
|---|---|---|---|
| Home Value | $614,972 | $614,972 | $487,363 |
| 5-Year CAGR | 5.9% | 5.9% | 8.8% |
| Avg Rent | $2,401 | $2,401 | - |
| Cap Rate | 3.1% | 3.1% | - |
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 02809 (Bristol, RI). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $614,972 |
| Monthly Rent | $2,401 |
| Price-to-Rent | 21.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -16.8% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.1%). 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 02809
Population: 22,317
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 02809
Schools in This ZIP Code
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
Investor Insight: With 2,700 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Bristol, RI rate as a rental market?
With a 3.0/5 investability score, Bristol, RI ranks as a solid market for rental property investors. Median prices of $615K and rents of $2,401/mo drive the underlying numbers.
What type of investing works in Bristol, RI?
The best-fit strategy in Bristol, RI is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the tenant pool like in Bristol, RI?
The renter base in Bristol, RI is reasonable for the $2,401/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What is the median home value in Bristol, RI?
In Bristol, RI the median home value sits at $615K. Against the broader RI market, that reads as reasonable for most investors.
How tight is the rental market in Bristol, RI?
Rental vacancy in Bristol, RI is elevated. Investors should budget normal turnover but not chronic empty units.
You know 02809 now. You don’t know where it ranks.
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How 02809 ranks in Providence-Warwick, RI-MA
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