Is Providence County, RI good for real estate investing?

Providence County has an investment score of 52/100, rated as "Hold". The county ranks #560 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Providence?

The rent-to-price ratio in Providence County is 5.53% annually, which ranks in the 38th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Providence?

The median home price in Providence County is $460,038. This ranks #908 in affordability among all US counties.

Can you cash flow on rental properties in Providence?

Based on median values with 20% down at current rates, a typical rental in Providence County would generate negative cash flow of $1,034/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Providence County

Rhode IslandPopulation: 657,984

/100

Hold

#560 of 1,000 counties

#4 in Rhode Island (5 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$460,038

Median Home Price

101% above national median

$2,120/mo

Median Rent

46% above national median

5.53%

Rent-to-Price Ratio

Top 62% nationally

-$1,034

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $2,120/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$345,028	-$431/mo	4.8%	-6.5%
Median typical MLS deal	$460,038	-$1,034/mo	3.6%	-11.7%
125% of median newer / premium	$575,047	-$1,637/mo	2.9%	-14.8%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$460,038

Down Payment (20%)$92,008

Loan Amount$368,030

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$2,120

Monthly P&I-$2,412

Est. Expenses (35%)-$742

Net Cash Flow-$1,034/mo

3.6%

Cap Rate (all cash)

-11.7%

Cash-on-Cash Return

5.53%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.6% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

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Score Breakdown

Overall Investment Score

52/100

Cash Flow(30%)

53/100

Based on 5.53% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

69/100

Based on 1.9% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

34/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$1,034/mo)
-Negative leverage (cap rate 3.6% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Economic Indicators

Population

657,984

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You rely on FHA-style financing: prices are stretched relative to local incomes

Compare to Nearby Counties

County					Verdict
KentRI	61	$418,072	$2,181	6.26%	Buy	View
WashingtonRI	53	$651,796	$2,553	4.70%	Hold	View
CurrentProvidenceRI	52	$460,038	$2,120	5.53%	Hold
NewportRI	49	$746,144	$2,797	4.50%	Hold	View

The Bottom Line

HoldProvidence is a neutral market. Consider house hacking or targeting below-market deals.

Providence County in Rhode Island scores 52/100, ranking #560 of 1,000 US counties (top 72%). At 20% down and current rates, a median-priced rental loses about $1034/month; the 5.53% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-1,034/mo

Cap Rate

3.6%

Cash-on-Cash

-11.7%