Short answer: In Providence, RI, the median home value is $413,800 and the median 3-bedroom rents for $1,525/mo (Census ACS 2024). That's a rent-to-price ratio of 0.37%, so it misses the 1% rule and would place #40 among the 50 largest US rental markets (Providence is the #98 US city by renter households). With 20% down at 7.32%, FirstDoor scores a median-priced home Pass (−$1,556/mo cash flow).
Key numbers
The 1% rule in Providence
Before running a full analysis, many investors check whether rent is at least 1% of price. This is where Providence lands.
Across all rentals (not just 3-bedrooms) the ratio is 0.35%. A home renting for the median 3-bedroom rent would need to cost about $152,000 or less to pass.
A typical Providence home, scored
We took a home at the median value, gave it the median 3-bedroom rent, and ran it through the same math as the FirstDoor calculator: 20% down, a 30-year loan at 7.32%, the city's median tax rate, and standard expense budgets.
| 3-bedroom rent (median) | $1,525 |
| Property tax ($4,318/yr, local median) | −$360 |
| Insurance ($2,070/yr, assumed) | −$172 |
| Vacancy 5% · Maintenance 5% · Management 8% | −$274 |
| Net operating income | $718 |
| Mortgage (P&I on $331,040 at 7.32%) | −$2,274 |
| Monthly cash flow | −$1,556 |
What price works in Providence?
Same rent, different prices. Here's the most you could pay in Providence for each result, keeping the median 3-bedroom rent and local tax rate.
Takeaways
- Providence's 0.37% ratio is well under the 1% rule (it would place #40 among the 50 largest). Most investors here are betting on appreciation, not monthly income.
- A median-priced home here would cost you about $1,556/mo out of pocket after the mortgage and every expense. To break even you'd need to pay about $183,000, 56% below the median.
- Prices are outrunning rents: home values rose 15.0% from 2023 to 2024 while 3-bedroom rent fell 15.4%. The 1% math got tougher.
- Renters are the majority here (59% of households), so the tenant pool is deep.
Frequently asked questions
Does Providence pass the 1% rule?
No, on typical numbers. The median 3-bedroom gross rent is $1,525/mo and the median home value is $413,800 (Census ACS 2024 1-year), a ratio of 0.37%. To pass at that rent, a home would need to cost about $152,000 or less.
What is the typical rent for a 3-bedroom in Providence?
The median gross rent for a 3-bedroom in Providence, RI is $1,525 a month, and $1,429 across all rentals (Census ACS 2024 1-year). Gross rent includes utilities the renter pays, so the landlord's share can be a bit lower. The 3-bedroom median fell 15.4% from 2023.
Can you cash flow a rental in Providence?
At the median price, not easily. With 20% down at 7.32% and realistic expenses, a $413,800 home renting for $1,525 loses about $1,556/mo. It breaks even at roughly $183,000.
How much cash do you need to buy a typical rental in Providence?
About $95,160: a 20% down payment of $82,760 plus closing costs we assume at 3% ($12,400). Lenders often also want several months of reserves. Investment loans commonly need 15–25% down.
Is Providence a good place to buy a first rental?
FirstDoor scores a median-priced home in Providence as Pass (0 of 8 points). That's a starting point, not a verdict on every listing: neighborhoods vary, and buying below the median changes the math. Run any listing through the free calculator.
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Sources
Data: U.S. Census Bureau, 2024 American Community Survey 1-year estimates (released September 2025); year-over-year changes compare with 2023. Mortgage rate: Freddie Mac PMMS, week of October 22, 2026. Retrieved October 15, 2026. Insurance ($2,070/yr), closing costs (3%), maintenance (5%) and management (8%) are FirstDoor assumptions, not local data. Investment-property loans often price above the PMMS average. Medians describe the whole city, not any one home. Educational content, not financial advice.