Updated 2026 · Based on median market data for Providence, RI
Providence sits in the Northeast with a population of 190,934 growing at 0.2% annually. The median home costs $330,000 while rents average $1,580/mo, producing an estimated cap rate of 3.23%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Providence works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 3.23% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $330,000 median — around $264,000 or less. At this price point with $1,580/mo rents, your cap rate improves to roughly 4.6%. Factor in 1.42% property taxes ($4,686/yr), budget 5% of gross rent for maintenance, and underwrite to a 5.2% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $2,246.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Providence property using our cap rate calculator (pre-filled with Providence data). Compare Providence against similar markets in the Northeast region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.