Real Estate Investing in Pawtucket, Rhode Island (02860)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02860 (Pawtucket, 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 Pawtucket, RI (02860)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 02860 Pawtucket
This part of Providence County is not an easy win. The 02860 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 02860 can be a a viable market for hunting ground — but the discount at $397K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 02860 among RI's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 02860 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 02860 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Pawtucket:
Property Strategy for 02860
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $274,127 | $1,310 | 3.4% | +9.6% | $274,127 |
| 2BR | $332,510 | $1,610 | 3.5% | +10.0% | $166,255 |
| 3BR | $393,556 | $1,940 | 3.5% | +9.6% | $131,185 |
| 4BR | $429,651 | $2,310 | 3.9% | +9.5% | $107,413 |
| 5BR | $518,808 | — | — | +10.5% | $103,762 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02860 Compare?
| Metric | 02860 | Pawtucket | Rhode Island |
|---|---|---|---|
| Home Value | $396,972 | $402,135 | $487,363 |
| 5-Year CAGR | 6.7% | 6.6% | 8.8% |
| Avg Rent | $1,865 | $1,937 | - |
| Cap Rate | 3.7% | 3.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 02860 (Pawtucket, RI). Anonymous, moderated, never written by AI.
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Property managers serving Providence County
Manage rentals here? List your business →Ferland Corporation provides professional management services for over 2,600 apartment units in the Rhode Island area, offering quality apartments and amenities. summary from their website
Zanno Property Management offers residential and multi-family property management services in Providence, including marketing, resident screening, rent collection, maintenance, accounting, and evictio summary from their website
Avellino Construction & Property Management offers property management, general contracting, investments & lending, and rentals in Providence, RI. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $396,972 |
| Monthly Rent | $1,865 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 Rent Trends
| 1-Year | +10.4% ▲ |
| 3-Year CAGR | +7.5% ▲ |
| 5-Year CAGR | +9.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). 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 02860
Population: 47,372
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 02860
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
Frequently Asked Questions
How do home values compare in Pawtucket, RI?
Pawtucket, RI home values average about $397K. That price point suits investors targeting rentals with $1,865/mo in monthly income.
How strict are landlord regulations in Pawtucket, RI?
RI law landlord-friendly for landlords, and Pawtucket inherits those rules. Investors should still review local ordinances for rental licensing.
Can I house hack in Pawtucket, RI?
The a challenging house-hack environment in Pawtucket, RI reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What kind of vacancy should I budget for in Pawtucket, RI?
Pawtucket, RI carries elevated vacancy risk. Expect steady absorption at market rents of $1,865/mo.
How strong are rents in Pawtucket, RI?
Rents in Pawtucket, RI run near $1,865/mo. Compared with median home prices of $397K that produces solid gross yields for typical rentals.
You know 02860 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 02860 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 02860 ranks in Providence-Warwick, RI-MA
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