Real Estate Investing in Warwick, Rhode Island (02886)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02886 (Warwick, RI)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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 Warwick, RI (02886)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 02886 Warwick
ZIP 02886 in Warwick, RI carries a significant set of headwinds. Home values near $431K and rents of $2,260/mo sit inside a market where underwriting has to be tight.
The investment case in 02886 is significant only for operators who understand what they are buying. A $431K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 02886 among RI's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 02886 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 02886 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 Warwick:
Property Strategy for 02886
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $242,259 | $1,590 | 4.7% | +12.2% | $242,259 |
| 2BR | $355,131 | $1,960 | 4.0% | +9.0% | $177,565 |
| 3BR | $417,761 | $2,370 | 4.1% | +8.7% | $139,254 |
| 4BR | $582,464 | $2,810 | 3.5% | +8.9% | $145,616 |
| 5BR | $569,802 | — | — | +8.8% | $113,960 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02886 Compare?
| Metric | 02886 | Warwick | Rhode Island |
|---|---|---|---|
| Home Value | $431,183 | $425,151 | $487,363 |
| 5-Year CAGR | 6.7% | 7.0% | 8.8% |
| Avg Rent | $2,260 | $2,062 | - |
| Cap Rate | 4.1% | 3.8% | - |
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 02886 (Warwick, RI). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 02886 (Warwick, RI)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $431,183 |
| Monthly Rent | $2,260 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (4.1%). 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 02886
Population: 30,925
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 02886
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Wakefield Hills El. School
Greenbush Elementary School
John F. Horgan School
John F. Deering Middle
West Warwick High School
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
Where do home prices stand in Warwick, RI?
Warwick, RI median home values land near $431K. That is reasonable territory for investors looking at $2,260/mo-per-month rentals.
How strong are rents in Warwick, RI?
The typical rental in Warwick, RI commands about $2,260/mo monthly. That rent profile stable cash flow against the $431K purchase basis.
Are eviction rules reasonable in Warwick, RI?
Warwick, RI falls under RI landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the best play in Warwick, RI?
For Warwick, RI, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Are renters plentiful in Warwick, RI?
Warwick, RI draws a measured base of working renters. Demand at the $2,260/mo rent level is reasonable for standard single-family and small multi rentals.
You know 02886 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 02886 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 02886 ranks in Providence-Warwick, RI-MA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 02886 (Warwick)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 02886 (Warwick, RI).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.