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Housing market/Rhode Island/ZIP 02889

ACS 2023 · FY2027 SAFMR

ZIP 02889 Warwick, 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
27,533
Households
11,443
Median HH income
$85,617
Renter share
20.5%
Median gross rent
$1,216
Vacancy
4.2%
Pop. change
+0.7%
2BR SAFMR
$1,990
SAFMR / rent
1.637×
2–49 unit stock
1,864
LIHTC proj / units
1 / 7
HUD assisted MF
1 / 34

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 02889 · RI — sent to you.

ZIP 02889 · RI

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ACS rent vs 2BR SAFMR

ZIP 02889 — Warwick, RI HUD Section 8 Payment Standards / SAFMR →
ACS median rent$1,216
2BR SAFMR$1,990
90% floor$1,791
110% ceiling$2,189

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

Housing stock

ACS 2023 units-in-structure · ZCTA 02889

  • 1-unit detached9,61480.5%
  • 1-unit attached3042.5%
  • 2–4 units6265.2%
  • 5–49 units1,23810.4%
  • 50+ units1551.3%
  • Mobile100.1%
TypeUnitsShare
1-unit detached9,61480.5%
1-unit attached3042.5%
2 units (duplex)3733.1%
3–4 units2532.1%
5–9 units3422.9%
10–19 units4373.7%
20–49 units4593.8%
50+ units1551.3%
Mobile100.1%

2–4 unit share 5.2% · 5–49 unit share 10.4% · combined 2–49 15.6%.

Units by bedrooms

Studio
286
1BR
1,062
2BR
3,207
3BR
5,690
4BR
1,479
5+
223

Rent burden

Rent ≥30% of income48.3%
Rent ≥50% of income20.0%
  • ACS median gross rent $1,216 (all bedrooms, occupied rentals).
  • Median contract rent $1,127.
  • Renters paying ≥30% of income 48.3%; ≥50% 20.0%.
  • FY2027 2BR SAFMR $1,990 (1.637× ACS median gross rent).

Population

27,533 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +0.7%.

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

Assisted inventory

  • LIHTC: 1 projects, 7 units.
  • HUD project-based assisted MF: 1 properties, 34 assisted units.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 21 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 02889 20.5% of occupied households are renters; vacancy is 4.2%; ACS median gross rent is $1,216; population increased +0.7% between the 2018 and 2023 ACS vintages; the housing stock includes 626 units in 2–4-unit structures and 1,238 units in 5–49-unit structures; 1 LIHTC projects totaling 7 units; FY2027 2BR SAFMR is $1,990 versus ACS median gross rent of $1,216. 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 02889 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 02889 — Warwick, 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 02889?

ZIP 02889 (Providence-Fall River, RI-MA HUD Metro FMR Area) has 27,533 residents, 11,443 households, a renter share of 20.5%, median household income of $85,617, and ACS 2023 median gross rent of $1,216. Vacancy is 4.2%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 02889?

ACS counts 373 units in 2-unit buildings, 253 in 3–4 unit buildings, 342 in 5–9, 437 in 10–19, and 459 in 20–49. Combined 2–49 unit stock is 1,864 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 02889?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,990. See the full schedule and 90–110% payment-standard band on the ZIP 02889 — Warwick, RI HUD Section 8 Payment Standards / SAFMR.

Does this Rhode Island ZIP profile include Georgia listings?

No. ZIP 02889 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.