Seaport Advisory

Rhode Island Housing Market: The First Clear Softening

tbray@seaportre.com (Tim Bray) — Tue, 14 Oct 2025 07:23:00 -0400

Rhode Island Housing Market: The First Clear Softening Rhode Island Housing Market: The First Clear Softening For nearly four years, Rhode Island real estate has been tight—fast sales, multiple offers, and firm pricing. The latest data shows the first meaningful loosening: inventory is building faster than new contracts in many areas, especially along the coast. The Key Metric: A/P (Active-to-Pending Ratio) At Seaport Real Estate Services, we watch Active-to-Pending (A/P) as a clear read on market pressure: A/P < 1.0 → more homes under contract than for sale: seller’s market A/P ≈ 1.0 → supply ≈ demand: balanced market A/P > 1.0 → inventory outpacing contracts: tilting toward buyers Statewide Rhode Island A/P = 1.57 (Active: 1,669 | Pending: 1,062) — the clearest sign since the pandemic that conditions are easing. What the Data Shows Statewide Overview Active listings exceed pendings by ~57. Homes are still moving, but buyers now have more options and time. County Snapshot County Active Pending A/P Read Bristol 59 35 1.69 Softening Kent 308 234 1.32 Leaning Buyer Newport 250 76 3.29 Soft / Discretionary Providence 741 559 1.33 Leaning Buyer Washington 312 158 1.97 Softening Takeaway: Coastal, second-home counties (Newport, Washington) are the softest. Providence and Kent are easing but remain active thanks to price and proximity to employment centers. Price Bands Tell the Story Demand Concentration: Most pendings cluster from $300K–$500K, where payments still pencil for median incomes. Coastal / Upper Bands: Listings are accumulating faster from $650K–$1.2M, particularly along the shoreline. Luxury ($1M–$3M): Still transacting, but success is highly price- and presentation-dependent. Where We Are in the Cycle Inland, mid-price towns (Warwick, Smithfield, North Providence): late-expansion to early-balance—healthy absorption with more normal days on market. Coastal & second-home markets (Jamestown, Narragansett, Portsmouth, Little Compton): early hyper-supply dynamics—inventory growing faster than contracts, especially $700K+. Statewide: shifted from tight-seller to buyer-leaning balance. What This Means for You Buyers More options—especially along the coast and in the $700K–$1.2M range. Move quickly on well-priced homes in Exeter, Smithfield, Warwick under ~$550K; competition still appears. Use town-level A/P to target leverage: Jamestown, Narragansett, Portsmouth, Middletown show the most negotiating room. Sellers Coastal $700K+: Win on positioning—accurate pricing, premium visuals, turnkey condition, and rate buydowns. Inland <$550K: Still strong, but expect longer marketing times and more contingent/concession requests. Refresh pricing every 2–3 weeks if traffic lags; buyers have choices now. Investors Focus on workforce rentals ($300K–$450K) in Providence-area suburbs for yield depth. Watch Narragansett, Portsmouth, Jamestown for quality buys where A/P > 2.3 and DOM stretches. Seaport Real Estate Services Research. Valuation. Marketing.Mystic, CT | ???? seaportre.com

Connecticut’s Real Estate Market: The Shift Toward Balance Has Begun

tbray@seaportre.com (Tim Bray) — Tue, 14 Oct 2025 06:58:00 -0400

Connecticut’s Real Estate Market Is Balancing: What A/P Says (October 2025) Connecticut’s Real Estate Market: The Shift Toward Balance Has Begun By Seaport Real Estate Services • October 2025 • Mystic, CT After years of undersupply and bidding wars, Connecticut’s housing market is finally normalizing. Our leading indicator—the A/P (Active-to-Pending) ratio—now sits near 1.0 statewide, signaling a transition from a pure seller’s market to a more balanced playing field. Key Metric: A/P (Active-to-Pending Ratio) A/P is a simple but powerful gauge of market balance: Active Listings ÷ Pending Listings. A/P < 1.0 — Seller’s market (more homes under contract than for sale) A/P ≈ 1.0 — Balanced market A/P > 1.0 — Buyer’s edge emerging (inventory building faster than contracts) Statewide snapshot: 4,009 Active vs. 3,963 Pending → A/P ≈ 1.0 Balanced Statewide Overview County Active Pending A/P Market Read Hartford 680 911 0.75 Seller-favored New Haven 902 772 1.17 Mild softening Fairfield 1,018 1,011 1.01 Balanced New London 403 373 1.08 Balanced → Buyer edge Middlesex 228 259 0.88 Still tight overall Litchfield 215 136 1.58 Soft (second-home mix) Tolland 144 149 0.97 Balanced Windham 85 105 0.81 Tight entry-level demand Regional Highlights New London County — A/P = 1.08 Balanced, leaning buyer. Ledyard (0.39) and Colchester (0.88) remain tight at affordable price points, while Old Lyme (2.14), East Lyme (1.40), and Stonington (1.30) show inventory building at the coast. Middlesex County — A/P = 0.88 Still a seller’s market overall. Coastline softening in Old Saybrook (2.69) and Essex (1.55). Inland towns like Haddam (0.56), Chester (0.80), and Deep River (0.90) remain undersupplied under ~$550K. Cycle Check & Outlook (60–120 Days) Cycle position: Inland mid-price = late expansion; coastal discretionary = early hyper-supply. Days on Market: Expect +10–20 along the shoreline and $700K+ tiers. Pricing: Inland <$500K flat to +1–2; coastal $700K–$1.5M softening ~2–4 via reductions/negotiation. Sales mix: Median can look flat/down as more midrange homes close. What This Means for You Buyers Use your negotiating window on the coast (Old Saybrook, Old Lyme, East Lyme, Stonington). Move fast inland (Ledyard, Colchester, Haddam) in the $325K–$475K band. Sellers Coastal $700K+: price at or just below comps and be ready for rate buydown requests. Inland <$550K: leverage remains, but presentation and pricing discipline matter. Investors Focus on inland rentals ($275K–$375K) for yield; watch Old Lyme & Essex for value-add or flip opportunities where A/P > 1.3. Talk to a Seaport Advisor Request Your Micro-Market Report Seaport Real Estate Services — Research • Valuation • MarketingMystic, Connecticut

Accessory Dwelling Units (ADUs)

tbray@seaportre.com (Tim Bray) — Thu, 16 Feb 2023 04:41:00 -0500

Accessory Dwelling Units (ADUs), also known as accessory apartments, in-law apartments, or granny flats, are small, self-contained residential units that are located on the same lot as an existing single-family home. In Connecticut, ADUs are allowed in some towns and cities, but not all. ADUs are designed to provide affordable housing options for families or individuals who want to live close to their loved ones or generate additional rental income. These units can be attached to the main house or detached and can be used for a variety of purposes, such as rental income, multigenerational housing, or additional space for a home-based business. In Connecticut, the state legislature passed a law in 2021 that requires all towns and cities to allow ADUs by right or by special permit. This means that homeowners can build an ADU without having to go through a lengthy and expensive zoning process. To build an ADU in Connecticut, homeowners must comply with certain regulations and guidelines, including: The unit must be no larger than 30 of the existing home or 1,000 square feet, whichever is less The unit must have its own entrance, kitchen, and bathroom The homeowner must live on the property The property must have sufficient parking spaces In addition, some towns and cities may have their own regulations regarding ADUs, so it is important to check with the local zoning department before starting any construction. Overall, ADUs can be a great option for homeowners who want to increase the value of their property, generate additional rental income, or provide housing for their loved ones. However, it is important to do thorough research and comply with all regulations before building an ADU in Connecticut.

Stonington Borough Real Estate Market Update

tbray@seaportre.com (Tim Bray) — Thu, 26 Jan 2023 15:32:00 -0500

Stonington Borough is a charming coastal town located in the southeastern corner of Connecticut. The real estate market in Stonington Borough is known for its mix of historic homes and waterfront properties, situated between many local businesses, shops, and restaurants. One of the biggest draws of the Stonington Borough real estate market is its waterfront properties. The town is situated on the Long Island Sound and has several marinas, making it a popular spot for boating and water activities. Many homes in Stonington Borough offer spectacular waterfront views and have easy access to the water. These properties can be quite expensive, but they offer a unique lifestyle and a chance to enjoy all the water activities. The town also has a strong historical presence, with many homes that date back to the 18th and 19th centuries. These homes often feature charming architectural details, such as fireplaces, wide-plank flooring, and period details. These homes can be found in many of the town's historic districts, and they are highly sought after by buyers looking for character and charm. In addition to the waterfront and historic homes, Stonington Borough also has a variety of more modern homes, as well as new construction. These homes can be found in a variety of styles and price points, making them a great option for a wide range of buyers. Check out the current listings in the Stonington and Stonington Borough areas. Are you ready to call "The Borough" your new home? Reach out to an agent for both on and off-market properties.

Everything Is Not Okay (And That's Okay)

Sun, 16 Oct 2022 21:11:00 -0400

There is overwhelming news and media coverage regarding today's real estate market. It seems that, based on most coverage out there, it's both a great time to buy and a great time to sell. Social media is the same narrative, everything is great for everyone. When the world is telling you to have your cake and eat it too, something isn't right. So what is the truth? Let's take off the rose colored glasses for a moment and look at the numbers and what's driving them, interest rates. In less than a year, rates went from historic lows in 2021 to 30-year highs today. To illustrate the effect of rates on today's market, let's examine what your mortgage payment will be in three different mortgage scenarios. Fair warning; you will be grossed out Numbers don't lie, and laid out this way they show an ugly truth. Rates are up and because of that your buying power is down, due to more of your payment going towards interest. What this means in real terms is that on a $300,000 home you are paying $770 more per month in interest, or two car payments for your average driver. It gets worse as the price point goes up, $500,000 is around $1200, and $1,000,000 is a staggering $2000 more in interest every month. That's a lot of money. That in itself could be a mortgage payment. People now are left with hard choices dictated by high rates. Buyers have to choose between high rents and high mortgage payments, and for some the high rent is a smarter choice. Sellers who bought in the last few years have to choose to give up their low rates in favor of a new home at a much higher interest. Even downsizing could potentially cost more after interest is factored in. That bears repeating. You could sell your home to buy a smaller one, and pay MORE. (We told you it was gross) Simply put, the market's not that great for anyone. That's okay though, as long as you examine your situation and act accordingly. It may be a good market for someone who would still save over renting, even if their buying power is lower. Maybe an addition instead of selling is a better option for some to soften the blow of high interest rates. The important thing is, look past all the hype out there about the great market and work with an agent who will tell you hard truths. Maybe it's best to wait awhile before you go after that bigger place, or maybe putting off downsizing is smarter in the long run. Find a good support team of agents, accountants, and lenders who will help you realize your vision in this challenging market, not pull the wool over your eyes. -Andrew O'Reilly & Kyle Schrader

SHOW YOUR WORK

Fri, 29 Apr 2022 11:20:00 -0400

SHOW YOUR WORK By Buddy Kane Got a call last week from a past client interested in selling one of his properties. Having dealt with him previously, I was well versed in his fly by knight style and approach. Upon fielding his inquiry, I listened with an experienced awareness, knowing what cues to look for that would help me cut through an extended dialogue and boil it down to exactly what it was he wanted from me. What ensued from this point was an opportunity to apply an evolving philosophy I’ve learned the hard way over a longer period of time. First, some background to provide context. Looking back on my student years, school was not my finest hour, aside from some extra-curriculars. Academics was never a strong suit of mine. Lotta D’s… Like most mediocre high school students, I resorted to lazier, more desperate measures to get me through. But my efforts in the form of guessing, getting a copy of the test in advance, or cheating off the girl next to me never helped if I had to show my work, how I actually arrived at my answers. Amazingly, teachers wouldn’t accept that I did all the work in my head… The message was clear: “No Ticky, No Laundry…” More D’s…. Now, if I had it to do over I wouldn’t trade the struggle, only the amount of time it took me to achieve the same results I could have gotten if I did almost nothing and refocused my efforts on more productive pursuits. Time became the traded currency. I could spend it where and how I chose. I lacked traceable results. This was reflected in my overall performance. I remember it all too well, as it usually ended badly for me. Unless, I could better understand where and how to invest my time. It’s a moving target for all of us. Looking back, who knew that taking shortcuts and cutting corners wasn’t the way to go? The choice was clear: Continue to just trade time for money, or begin buying more meaningful time with the same capital. The voice in the back of my head still smacks me around whenever I feel compelled to mail it in, hoping for the best. Better off just doing something else altogether than half-assing it. The voice of reason that tells me to abort certain missions is now unmistakable. Its amusing to me that this is how a large portion of the world still operates, wagering on hope and luck. We can all use some luck at times but luck alone is not a strategy. Exhibit A: Back to the client conversation previously mentioned. Upon receiving his proposal, I responded with a list of questions needed to determine a projected market value of the property regarding its highest and best use, zoning restrictions, building dimensions, cost to construct, forecasted revenues/expenditures, and a host of other details that would only serve to bore you further at this point, but critical to the first steps of an effective Marketing --- and Sales process. This isn’t some code of conduct I’m spearheading. Far from it. If anything I’d rather push the limits of “accepted” conduct. It’s a conscious choice that increases the chances of consummating a deal and avoids wasting anyone's time, mostly my own. It’s done to accurately and effectively market the property to prospective Buyers, presented in a way that speaks directly to their bottom line, creating a match with the Seller. This is the beauty of commercial real estate. Its business, the numbers work or they don’t. The emotional influence commonly witnessed in residential real estate is mostly checked at the door. The endgame here is the ability to orchestrate deals that come together and actually close. Many commercial deals often crumble in the 11th hour due to a lack of proactive due diligence performed in advance. Because of this, the real Marketing is the numbers. Its the analyses. The pretty pictures, flowery language and facebook posts of residential brokerage are great, but that’s only the beginning. This alone won’t get you to 1st base. That’s just posturing. Anybody can do that. The most effective marketing aggressively educates in a way that triggers actionable means, providing a sketched framework investors are motivated to acquire. Real Marketing is the setup, paving the way to a Sale. They work in tandem. It’s John Wetteland and Mariano Rivera in ‘96. Answers to the questions I submitted to the seller were engineered to execute this very brand of marketing campaign, crafted to solidify the ultimate transfer of title. By showing our work up front, we could attract qualified and educated investors in a calculated process capable of producing timely results. My assignment was simple: Get the necessary intel, do the homework up front, or pass on the deal. This approach will sound crazy to most agents, given the depleted levels of inventory and revenue shortfalls at this time. Many will take whatever “listings” they can get at this point and roll the dice at the behest of their clients. But the lesson here to me is simple: invest time and energy in areas that get all parties paid, rather than just staying “busy”, incurring sunk costs and expenses in the process. In the meantime, line up a side hustle stream of income and insulate yourself from chasing deals that will never close, draining you of your time, energy, resources and sanity. Alas, answers to my questions would never arrive. True to form, I was notified the seller had no interest in answering the stated questions, only to list the property for a multiple amount of what he paid for it. His logic citing the “market being hot”. In the end, what he wanted was to “test” the market, and wanted me to do it for him, divorced from any tangible chances of sale. A mighty sweet offer… I followed up the next day to hear it from him directly. No answer. I left him a message. No response. I hope he’s well.... -Buddy Kane

Whippoorwill Horse Farm Auction

tbray@seaportre.com (Tim Bray) — Thu, 19 Aug 2021 08:47:00 -0400

New to Market – Formerly known as the McCulloch Horse Farm, 100 Whippoorwill Rd in Old Lyme has been offered up for sale by Seaport Real Estate Services in an Auction proceeding. This method will be administered through an online bidding process that takes place over the course of 30 days. Contrary to a traditional brokerage sale, an Auction approach positions the initial offering price significantly lower than the current fair market value. This incites a heightened level of demand, creates a competitive environment, attracts multiple buyers, and drives the price of the property up rapidly over a pre-determined period of time. All necessary due diligence on behalf of interested buyers is performed prior to the close of Auction. Once the winning bid is awarded, the sale is typically closed within a 30-day period. McCulloch Farm is rich in historical heritage. Having bred “Whippoorwill Morgan” horses for over 65 years up until 2010, its name is largely recognized within the equine community. A family operation since 1945, this local destination was the breeding site for these prized specimens. In 2016 Mary Jean Vasiloff, the matriarch of this property and all that it signifies passed away leaving behind a legacy that endures. This historic property has been willed to family heirs that now seek new ambassadors to carry on its tradition as a reminder of the excellence it has embodied throughout its history. Whippoorwill Auction Specifics: * 30-day online Auction bidding period that concludes on September 17th at 5:00 pm *$500,000 starting bid amount *All necessary documentation on the property as well as the Auction process provided upon request. For additional information on this opportunity, contact Jon at (860) 857-8894 or Jon@seaportre.com for all necessary documentation needed to proceed accordingly. See the property video & Property Information Packet attached below. Property Video Property Packet

Riverside Basin Marina | 41-49 Riverside Drive, Clinton, CT 06413

Tue, 19 Nov 2019 13:26:00 -0500

A Boater’s Sanctuary As a lifelong resident of the Connecticut Shoreline, it comes with great pleasure to shine light on a hidden gem within our local community. Growing up in and around the boating & fishing world, I have always been drawn to marinas and all that comes with that space. The distinct sights, sounds and smells are truly part of the lifestyle that is enjoyed by many, including myself. As a commercial real estate professional, it comes as no surprise that a large area of focus and specialization in my business is the acquisition and disposition of marina properties. With that in mind, I’d like to share with you Riverside Basin Marina located at 41-49 Riverside Drive in Clinton, Connecticut. Riverside Basin Marina (RBM) is a 9.7 acre marine opportunity located on the New England Coastline that has been a family-owned and operated business for many years. The marina is located about halfway between New York City and Boston, 30 minutes from New Haven and just under an hour from Hartford. The marina is ideally situated in a weather-protected inlet with access near the mouth of the Hammonasset River. The geographic position of the marina offers unequal protection from hurricanes and major storms, as well as the distinct, natural beauty of the Hammonasset area that is quite hard to duplicate. Whether powerboat or sailboat, Riverside Basin Marina is a great place to call “home”. The marina offers a total of 160 wet slips, accommodating vessels ranging from roughly 18’ to 40’ in length. At approximately 3,400 square feet of commercial space, the property also includes clean restrooms, an office, parts store, bait shop, repair shop & garage, along with additional storage areas. RBM provides services such as launching, hauling, winterization, shrink wrapping, storing, repair & maintenance work, etc. Departing from Riverside Basin Marina offers easy access to many popular boating destinations, whether day trips or longer voyages. The Thimble Islands, Norwalk Islands, Long Island, Old Saybrook, Essex, Hamburg Cove, Mystic, Stonington, Fishers Island, Block Island, Newport, Martha’s Vineyard, Nantucket, and Cape Cod are among the top destinations, just to name a few. Fuel is accessed off-site; however, it is conveniently located while making the trip in or out of Clinton Harbor. Whether going out for a day on the water or relaxing dockside with a copy of The Old Man and the Sea and a Dark ‘N’ Stormy, Riverside Basin Marina offers a wonderful culture and atmosphere that keeps its customers coming back year after year. I am a Commercial & Investment Real Estate Certified professional with the Seaport Commercial brokerage firm and specialize in the purchase and sale of marina properties. My partner, Tim Bray, and I listed Riverside Basin Marina for sale earlier this year, priced at $1,850,000 and received multiple offers within a very short time after the property went on the market. We are happy to announce that the property is currently in the contract phase with the future owner. Our firm is representing both buyer and seller in the transaction as designated agents. We have grown a large buyer pool for marinas and we look forward to working with many more marina owners in the future. Click Here to view photos and additional property information or click the following link: http://bit.ly/Riverside_Basin_Marina

Sales Person vs Fiduciary

tbray@seaportre.com (Tim Bray) — Wed, 13 Nov 2019 13:54:00 -0500

Salespeople are typically focused on being transactional and closing more deals. Fiduciaries use a consultative approach, putting a client’s best interest in mind even if it means disclosing info that will kill a deal. Fiduciaries won’t place their commissions before your best interest. Unfortunately, many agents in our market are experienced at selling themselves. The real estate industry over the years has become less about the customer and more about the number of transactions an agent closes. Some of the blame can be directly correlated to real estate coaching which has become big business and focuses on “Closing the Deal” as opposed to solving a client’s problem. Big Real Estate coaching companies train agents to become adept at answering common questions asked by home buyers and telling the potential buyer what they want to hear. In defense of these agents and scripts, 82 of the agents fail in a very short period of time. These scripts greatly increase an agent's chances of success. Remember, you are purchasing rather than being sold. Homework: Find out how an agent is trained to answer your question by Googling the following phrase "Tom Ferry Buyer Scripts". Then, call an agent with Seaport Real Estate Group and see how we differ.

What’s the Difference Between a Seller’s Market and a Buyer’s Market?

rhr11@icloud.com (Robert Ruth) — Wed, 09 Jan 2019 13:55:00 -0500

What’s the Difference Between a Seller’s Market and a Buyer’s Market? As we begin 2019, if you are about to start looking for a home, you may come upon these terms. Beyond a simple definition for each of these, it is very important to know the different factors that define each, and how the different markets can impact a buyer. This article will examine these areas. Seller’s Market Defined A seller’s market exists when there are many more buyers seeking to purchase than there are homes available on the market. Stated differently, there are less houses available to satisfy a larger pool of buyers in the marketplace. This lack of listing inventory leads to rapid (at times excessive) price appreciation, very quick closings, many cash buyers, and the presence of bidding wars for properties. We have been in a seller’s market for the last 18-24 months. The major reason this has occurred is the shortage of inventory which has fueled rapid price acceleration nationally. In a Seller’s Market the Following Occurs: Much less housing inventory on the market ( usually 4 months or less ) Houses sell very quickly, and in many cases sell above the asking price Sellers wield the most power in a negotiation, with very few concessions needed to move a property Sellers reject offers that are contingent upon the sale of an existing home Sellers prefer a mortgage pre-approval letter, and might ask buyers to provide proof of finances available for the transaction. Presence of bidding wars between buyers Median home prices are rising, often rapidly If you are looking to buy a home in a seller’s market, you might not enjoy the experience as much, because as the consumer, you are at a disadvantage versus the seller. You will not be able to set the terms in a price negotiation or for financing, and if you get in a bidding war your bid will not be accepted unless it is the highest. As a buyer you may have to settle for less than what you had hoped for due to the rapidly escalating prices in the market. First time buyers could have a very frustrating time successfully navigating a seller’s market. There is also a greater chance that you will overpay for a house in a seller’s market, and if you are not going to stay in the home for 7-10 years, you may end up with less equity than you thought you had when it’s time to sell. Buyer’s Market Defined A buyer’s market exists when there are not enough buyers looking to purchase houses, and thus there is an excess of available inventory (homes for sale) on the market. Stated differently, there are more homes on the market than there are buyers who are seeking to buy them. In this type of market, prices are highly negotiable, price appreciation is very slight, or even nonexistent, and homes take a long time to go under contract and close. In a Buyer’s Market the Following Occurs: Large amount of housing inventory on the market ( greater than 6 months) Houses take longer to sell, and when they do, often sell below asking price Buyers have the ability to set very favorable terms in a negotiation, and can frequently get the seller to pay closing costs and points on their mortgage Sellers are willing to accept a buyer’s offer that is contingent upon selling an existing home before closing Sellers will accept a mortgage pre-qualification letter with an offer Median home prices are trending down If you are looking to purchase a home in a buyer’s market you will likely have a more enjoyable experience, because as the buyer, you have more power than the seller. This allows you to set the terms that are the most favorable to you for financing the home, and you will have a greater ability to negotiate the price. You will be able to pick from many homes on the market in your price range because there is an excess of inventory, in many instances across all price ranges. First time buyers also have more leverage in a negotiation because of the greater numbers of properties available. What is the Current State of the Market? Given the present level of political dysfunction gripping our country, the current stock market volatility, and a growing feeling of unease about the economy, the seller’s market is beginning to look long in the tooth. Conditions appear right for a shift towards a buyer’s market, but there needs to be a measurable increase in the inventory of houses for sale in order for that shift to occur. And because the increase in inventory must gain momentum to become noticed by the marketplace, any shift will be gradual at first. In my opinion, one of the best indicators pointing to a vibrant Spring Selling Season would be a jump in inventory. Based upon my conversations with Realtors and my clients, that shift appears to be beginning … there appear to be more houses coming on the market, and sellers appear to be more inclined to negotiate the price of their home in order to sell them. But we are in the early innings of this transition. The best way to navigate in either of these markets is to be honest with yourself about how much you can afford each month for a mortgage payment and stick to that number. If you are on the fence about buying a home in this market, or want to become educated about how to buy a home, or have decided that this is the year you will stop paying rent or living with your parents, I want to help you. Put my 32 years of mortgage experience to work for you. Robert H. Ruth, Senior Mortgage Banker NMLS ID: 513243 Direct: 401.789.4441 | Mobile: 401.743.4364 Email: rhr11@icloud.com