Providence-Warwick, RI-MA · Rhode Island
Washington County
130,073 residents256 permits TTM$102,478 median HHI20 ZIP codesUpdated April 28, 2026
Investor first look
Median home value
$469,800
ACS 5-Year
Cap rate proxy
3.3%
FMR × 0.65 ÷ Home Value
Rent-to-income
15.3%
HUD FMR ÷ ACS HHI
Net migration
+1.90%
IRS SOI
Permits (TTM)
256
Census BPS
Climate risk
64.0
FEMA NRI (0–100)
ZIP code breakdown20 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 02808 | — | — | — | 3.6% | 24.6% |
| 02804 | — | — | — | 3.5% | 24.6% |
| 02836 | — | — | — | 3.3% | 24.6% |
| 02875 | — | — | — | 3.3% | 24.6% |
| 02894 | — | — | — | 3.3% | 24.6% |
Ranked by composite score
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Demographics
Owner-occupied
76.8%
Census ACS
Vacancy rate
21.2%
Census ACS
Bachelor's degree +
50.5%
Census ACS
Rent burdened
45.1%
Census ACS (>30% income)
Median age
45.3
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 28, 2026