What is the 2026 conforming loan limit in Providence County, RI?

$806,500 for a one-unit property. Loan amounts above that move to jumbo or portfolio investor pricing. On a DSCR purchase at the county average basis of $408,333, an 80% LTV loan is roughly $326,667, so most files here stay inside the limit.

Which Providence County market has the best rental cash flow?

On current modeling, Burrillville shows the strongest coverage in the county at about 0.98x, with an estimated $2,950/month lease against a $425,000 basis. Woonsocket offers the lowest entry price at $325,000. Both are worth modeling on a specific address before you choose a submarket.

Can I use one DSCR lender across multiple Providence County properties?

Yes, and it is usually the faster path. DSCR loans have no cap on financed properties, so once a lender has your entity documents, guaranty and reserve verification on file, subsequent acquisitions in Providence County close on the same underwriting profile — typically 21–30 days per file, with the appraisal on the critical path.

Do property taxes in Providence County affect my DSCR ratio?

Directly. County-assessed taxes sit inside PITIA, which is the denominator of the ratio. At the $408,333 county average, taxes and insurance are already built into the $2,907 monthly PITIA figure above. A reassessment after purchase can move a 1.05x file below 1.0, which is why we underwrite to the reassessed value rather than the seller's current tax bill.

Investor Hub · Providence County, RI

DSCR & Investment Property Loans in Providence County, RI

12 financed rental markets, an average 0.81x coverage ratio, and a $806,500 2026 conforming limit.

Markets Financed

Avg. Investment Basis

$408,333

Avg. Monthly Rent

$2,329/mo

Avg. Monthly PITIA

$2,907/mo

Avg. DSCR Ratio

0.81x

2026 Conforming Limit

$806,500

Investing in Providence County

Providence County covers 12 rental markets we actively finance in Rhode Island — Burrillville, Central Falls, Cranston, Cumberland, East Providence, Johnston and 6 more. Across those markets the median investment basis averages $408,333, a long-term lease averages $2,329/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $2,907. That produces a county-wide average DSCR ratio near 0.81x.

Basis varies more inside Providence County than the average suggests. Woonsocket is the lowest entry point at roughly $325,000, while Burrillville currently models the strongest coverage ratio in the county at 0.98x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.

County-level inputs that move your ratio

Everything in Providence County shares one set of county-level inputs, and they matter to your ratio: the 2026 conforming loan limit here is $806,500, county property tax is assessed and collected at the county level, and recording and transfer charges at closing are set by the county clerk. Those three items are the reason a DSCR file that pencils in one county can fail two counties over at an identical price and rent.

1 of the 12 markets here support meaningful short-term rental revenue, so an STR-qualified DSCR file is a live option in Providence County — expect 25% down, six months of reserves, and address-level permit verification before you go hard. Average estimated cap rate across the county is 4.27%.

Providence County markets side by side

Market	Median Price	Est. Rent	Est. DSCR	Cap Rate
Burrillville	$425,000	$2,950/mo	0.98x	5.16%
Central Falls	$350,000	$2,225/mo	0.89x	4.73%
Cranston	$400,000	$2,075/mo	0.73x	3.86%
Cumberland	$475,000	$2,350/mo	0.69x	3.68%
East Providence	$400,000	$2,075/mo	0.73x	3.86%
Johnston	$425,000	$2,175/mo	0.72x	3.81%
Lincoln	$475,000	$2,350/mo	0.69x	3.68%
North Providence	$375,000	$1,975/mo	0.74x	3.92%
Pawtucket	$375,000	$2,350/mo	0.88x	4.66%
Providence	$400,000	$2,325/mo	0.82x	4.32%
Smithfield	$475,000	$3,000/mo	0.89x	4.70%
Woonsocket	$325,000	$2,100/mo	0.91x	4.81%

Each row models a purchase at that market's median price with 20% down at an illustrative 7.50% DSCR rate on a 30-year fixed. Open a market for the full underwriting breakdown.

County averages are calculated across the 12 Providence County markets we model, each at its own median price and market rent. Figures are illustrative estimates, not a loan offer or an appraisal. Conforming limits reflect the 2026 FHFA schedule for this county.

Providence County investor FAQ

Markets and resources in Providence County

Burrillville investor guide

$425,000 median · 0.98x DSCR

Central Falls investor guide

$350,000 median · 0.89x DSCR

Cranston investor guide

$400,000 median · 0.73x DSCR

Cumberland investor guide

$475,000 median · 0.69x DSCR

East Providence investor guide

$400,000 median · 0.73x DSCR

Johnston investor guide

$425,000 median · 0.72x DSCR

Lincoln investor guide

$475,000 median · 0.69x DSCR

North Providence investor guide

$375,000 median · 0.74x DSCR

Pawtucket investor guide

$375,000 median · 0.88x DSCR

Providence investor guide

$400,000 median · 0.82x DSCR

Smithfield investor guide

$475,000 median · 0.89x DSCR

Woonsocket investor guide

$325,000 median · 0.91x DSCR

DSCR loans in Rhode Island

Rhode Island DSCR requirements

Rhode Island DSCR cash-out refinance

Model a Providence County deal

Send the address and we'll return the real DSCR ratio, PITIA and cash flow — including the county tax and insurance figures that decide whether the file clears 1.0x. Licensed in Rhode Island.

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