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Housing market/Rhode Island/ZIP 02860

ACS 2023 · FY2027 SAFMR

ZIP 02860 Pawtucket, Rhode Island

Providence-Fall River, RI-MA HUD Metro FMR Area · Rhode Island. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
47,372
Households
19,791
Median HH income
$59,954
Renter share
60.1%
Median gross rent
$1,112
Vacancy
7.8%
Pop. change
+0.5%
2BR SAFMR
$1,720
SAFMR / rent
1.547×
2–49 unit stock
13,411
LIHTC proj / units
14 / 875
HUD assisted MF
22 / 1,635

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 02860 · RI — sent to you.

ZIP 02860 · RI

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ACS rent vs 2BR SAFMR

ZIP 02860 — Pawtucket, RI HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,112
2BR SAFMR$1,720
90% floor$1,548
110% ceiling$1,892

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 02860

  • 1-unit detached5,07323.6%
  • 1-unit attached6433.0%
  • 2–4 units10,02346.7%
  • 5–49 units3,38815.8%
  • 50+ units2,21210.3%
  • Mobile1280.6%
TypeUnitsShare
1-unit detached5,07323.6%
1-unit attached6433.0%
2 units (duplex)3,78617.6%
3–4 units6,23729.1%
5–9 units1,8118.4%
10–19 units1,0324.8%
20–49 units5452.5%
50+ units2,21210.3%
Mobile1280.6%

2–4 unit share 46.7% · 5–49 unit share 15.8% · combined 2–49 62.5%.

Units by bedrooms

Studio
1,604
1BR
3,941
2BR
7,556
3BR
6,476
4BR
1,419
5+
471

Rent burden

Rent ≥30% of income45.6%
Rent ≥50% of income22.2%
  • ACS median gross rent $1,112 (all bedrooms, occupied rentals).
  • Median contract rent $957.
  • Renters paying ≥30% of income 45.6%; ≥50% 22.2%.
  • FY2027 2BR SAFMR $1,720 (1.547× ACS median gross rent).

Population

47,372 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +0.5%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: 14 projects, 875 units.
  • HUD project-based assisted MF: 22 properties, 1,635 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 438 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 02860 60.1% of occupied households are renters; vacancy is 7.8%; ACS median gross rent is $1,112; population increased +0.5% between the 2018 and 2023 ACS vintages; the housing stock includes 10,023 units in 2–4-unit structures and 3,388 units in 5–49-unit structures; 14 LIHTC projects totaling 875 units; FY2027 2BR SAFMR is $1,720 versus ACS median gross rent of $1,112. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

Rhode Island research

ZIP 02860 is a Census / HUD profile for Providence-Fall River, RI-MA, RI. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 02860 — Pawtucket, RI HUD Section 8 Payment Standards / SAFMR·Rhode Island ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
02703Providence-Fall River, RI-MA HUD Metro FMR Area33.9%$1,446$2,14002720Providence-Fall River, RI-MA HUD Metro FMR Area60.3%$1,177$1,80002721Providence-Fall River, RI-MA HUD Metro FMR Area65.3%$1,010$1,56002722Providence-Fall River, RI-MA HUD Metro FMR Area——$1,80002723Providence-Fall River, RI-MA HUD Metro FMR Area67.6%$1,058$1,66002724Providence-Fall River, RI-MA HUD Metro FMR Area66.0%$1,105$1,69002725Providence-Fall River, RI-MA HUD Metro FMR Area1.5%—$1,79002726Providence-Fall River, RI-MA HUD Metro FMR Area17.3%$1,316$1,89002760Providence-Fall River, RI-MA HUD Metro FMR Area28.7%$1,386$2,65002761Providence-Fall River, RI-MA HUD Metro FMR Area——$1,80002763Providence-Fall River, RI-MA HUD Metro FMR Area30.6%$1,692$2,00002769Providence-Fall River, RI-MA HUD Metro FMR Area9.3%$1,304$1,660

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Rhode Island research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 02860?

ZIP 02860 (Providence-Fall River, RI-MA HUD Metro FMR Area) has 47,372 residents, 19,791 households, a renter share of 60.1%, median household income of $59,954, and ACS 2023 median gross rent of $1,112. Vacancy is 7.8%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 02860?

ACS counts 3,786 units in 2-unit buildings, 6,237 in 3–4 unit buildings, 1,811 in 5–9, 1,032 in 10–19, and 545 in 20–49. Combined 2–49 unit stock is 13,411 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 02860?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,720. See the full schedule and 90–110% payment-standard band on the ZIP 02860 — Pawtucket, RI HUD Section 8 Payment Standards / SAFMR.

Does this Rhode Island ZIP profile include Georgia listings?

No. ZIP 02860 is Census / HUD research for Providence-Fall River, RI-MA HUD Metro FMR Area. Jeff Crowe CRE does not list Rhode Island property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.