Providence-Warwick, RI-MA · Rhode Island
Newport County
85,095 residents151 permits TTM$100,859 median HHI8 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$559,700
ACS 5-Year
Cap rate proxy
3.5%
FMR × 0.65 ÷ Home Value
Rent-to-income
19.7%
HUD FMR ÷ ACS HHI
Net migration
+1.68%
IRS SOI
Permits (TTM)
151
Census BPS
Climate risk
36.4
FEMA NRI (0–100)
ZIP code breakdown8 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 02871 | — | — | — | 5.8% | — |
| 02878 | — | — | — | 3.7% | — |
| 02841 | — | — | — | 3.5% | — |
| 02872 | — | — | — | 3.5% | — |
| 02842 | — | — | — | 5.1% | — |
Ranked by composite score
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Demographics
Owner-occupied
67.4%
Census ACS
Vacancy rate
16.9%
Census ACS
Bachelor's degree +
53.0%
Census ACS
Rent burdened
48.7%
Census ACS (>30% income)
Median age
46.4
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