Real Estate Investing in Lincoln, Rhode Island (02865)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02865 (Lincoln, 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 Lincoln, RI (02865)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 02865 Lincoln
Looking more closely, ZIP 02865 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $579K median. It rewards specialists, not generalists.
The 02865 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within RI, ZIP 02865 trails on several market indicators that neighboring Providence County submarkets outperform. The gap is real and sturdy enough to shape underwriting.
The demographic picture in 02865 includes headwinds that any investor should price in. Income distribution skews lower than Lincoln averages, and tenant stability requires active management.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Lincoln:
Property Strategy for 02865
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $270,046 | $1,460 | 3.9% | +11.5% | $270,046 |
| 2BR | $390,409 | $1,800 | 3.3% | +8.0% | $195,204 |
| 3BR | $531,566 | $2,170 | 2.9% | +7.9% | $177,189 |
| 4BR | $722,929 | $2,580 | 2.6% | +8.4% | $180,732 |
| 5BR | $857,997 | — | — | +9.1% | $171,599 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02865 Compare?
| Metric | 02865 | Lincoln | Rhode Island |
|---|---|---|---|
| Home Value | $579,111 | $579,111 | $487,363 |
| 5-Year CAGR | 6.4% | 6.4% | 8.8% |
| Avg Rent | $2,750 | $2,750 | - |
| Cap Rate | 3.7% | 3.7% | - |
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 02865 (Lincoln, 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 | $579,111 |
| Monthly Rent | $2,750 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +7.9% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (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 02865
Population: 18,033
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 02865
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 Lincoln, RI?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Lincoln, RI. The numbers - $579K homes against $2,750/mo rents - support that play.
Do landlords face vacancy issues in Lincoln, RI?
Rental vacancy in Lincoln, RI is elevated. Investors should budget normal turnover but not chronic empty units.
How deep is the rental pool in Lincoln, RI?
Expect a solid tenant pool in Lincoln, RI. The rental market absorbs $2,750/mo rents without meaningful friction.
Are eviction rules reasonable in Lincoln, RI?
Lincoln, RI falls under RI landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How much rent can I charge in Lincoln, RI?
Rents in Lincoln, RI run near $2,750/mo. Compared with median home prices of $579K that produces solid gross yields for typical rentals.
You know 02865 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 02865 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 02865 ranks in Providence-Warwick, RI-MA
Every ZIP in this metro, ranked. Free.
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