Providence-Warwick, RI-MA · Rhode Island
Bristol County
ZIP 02809
50,568 residents74 permits TTM$110,926 median HHI3 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$468,000
ACS 5-Year
Cap rate proxy
3.5%
FMR × 0.65 ÷ Home Value
Rent-to-income
14.6%
HUD FMR ÷ ACS HHI
Net migration
+2.02%
IRS SOI
Permits (TTM)
74
Census BPS
Climate risk
19.4
FEMA NRI (0–100)
ZIP 02809
Median home value
—
Gross yield
—
Cap rate
4.7%
Rent gap
—
Affordability
P/I: 5.2R/I: 24.7%
Section 8 detail
SAFMR: —Rent: —Gap: —
ZIP code breakdown3 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 02885 | — | — | — | 4.8% | — |
| 02809 | — | — | — | 4.7% | — |
| 02806 | — | — | — | 3.3% | — |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
73.3%
Census ACS
Vacancy rate
9.9%
Census ACS
Bachelor's degree +
51.8%
Census ACS
Rent burdened
42.3%
Census ACS (>30% income)
Median age
44.1
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026