Real Estate Investing in Cumberland, Rhode Island (02864)
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Should you buy in 02864 (Cumberland, RI)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 Cumberland, RI (02864)?
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Market Analysis: 02864 Cumberland
The 02864 ZIP covers a section of Cumberland that demands careful diligence. Prices near $528K look accessible, but the work to make a deal cash flow is real.
The investment case in 02864 is significant only for operators who understand what they are buying. A $528K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 02864's metrics run below Providence County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 02864 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. resilient returns are possible in 02864, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Cumberland:
Property Strategy for 02864
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $243,451 | $1,320 | 3.9% | +10.0% | $243,451 |
| 2BR | $421,400 | $1,630 | 2.8% | +8.9% | $210,700 |
| 3BR | $506,037 | $1,970 | 2.8% | +8.6% | $168,679 |
| 4BR | $710,895 | $2,340 | 2.4% | +9.2% | $177,724 |
| 5BR | $712,052 | — | — | +9.0% | $142,410 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02864 Compare?
| Metric | 02864 | Cumberland | Rhode Island |
|---|---|---|---|
| Home Value | $527,681 | $527,681 | $487,363 |
| 5-Year CAGR | 5.9% | 5.9% | 8.8% |
| Avg Rent | $2,230 | $2,230 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 02864 (Cumberland, 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 | $527,681 |
| Monthly Rent | $2,230 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 02864
Population: 36,383
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 02864
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 experienced investors play Cumberland, RI?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Cumberland, RI. The numbers - $528K homes against $2,230/mo rents - support that play.
Are renters plentiful in Cumberland, RI?
Cumberland, RI draws a measured base of working renters. Demand at the $2,230/mo rent level is reasonable for standard single-family and small multi rentals.
Are rents high in Cumberland, RI?
Cumberland, RI rentals go for roughly $2,230/mo a month. That puts gross yield in solid territory relative to $528K acquisition costs.
How landlord-friendly is Cumberland, RI?
Landlord-friendliness in Cumberland, RI is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is Cumberland, RI a good place for real estate investing?
Yes - Cumberland, RI a 3.0/5 investability score. With $528K home prices against $2,230/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 02864 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 02864 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 02864 ranks in Providence-Warwick, RI-MA
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