Providence, Rhode Island
Providence publishes the owner and assessed value of every parcel each year as a free tax roll on its open-data portal. Deeds, and the conveyance-tax stamps that evidence sale prices, are held by the City's own Recorder of Deeds, whose online index is closed to automated readers.
8 buildings · 8 with an owner established · 8 sources · 5 tier B · 3 tier A · prepared 2026-10-14
Can you find out who owns it?
Rhode Island records land at the city or town, not the county. Providence deeds, mortgages and foreclosure deeds are recorded with the City's Recorder of Deeds at City Hall, which offers free title research in room 506. Its online index (Kofile CountyFusion) is behind a login and closed to robots. The City's Tax Assessor publishes the owner of record and assessed value of every parcel once a year as a free tax-roll download. Sale prices appear only on recorded deeds, through the state's real-estate conveyance tax.
Is ownership public?An open dataset names the owner
Cost of one title searchNot available at any price
Bulk ownership dataCity of Providence Tax Assessor 'Property Tax Roll' on data.providenceri.gov, one dataset per year (owner, owner mailing address, assessment, exemption, tax), updated yearly
Sale pricesEvery sale, with its address
1
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Industrial Trust Building ("Superman Building") 111 Westminster St (the roll addresses the parcel as 55 Kennedy Plaza, plat 20 lot 14) |
Residential | High Rock Westminster Street (LLC; High Rock Development) The City's 2025 tax roll names 'High Rock Westminster Street' (mail to Newton, MA) as owner of plat 20 lot 14 at 55 Kennedy Plaza, assessed $13,505,900 with $2,992,459 exempt under a tax stabilization agreement (RIGL 44-3-9). The Governor's 2022 announcement, as published, calls High Rock the building's owner and says High Rock Capital would contribute the land and building to a $220M conversion into 285 apartments, 20% affordable. Vacant since 2013. Matching the Kennedy Plaza parcel to the 111 Westminster tower is ours, from the owner name and the parcel's position (s1 + s3). The floor count is not from either source. |
Developer | —B |
| One Financial Plaza (former Hospital Trust building) 1 Financial Plaza |
Office | Providence Financial Plaza LLC (JFR Global Investments) The 2025 roll names Providence Financial Plaza LLC (mail to Brooklyn, NY) for plat 20 lot 5, assessed $40,256,600, fully taxable ($1,175,493). PBN says Brooklyn-based JFR Global Investments bought the 25-story tower through that affiliated LLC for $51.8M, and that Meritage had paid $65.6M in 2007. A foreclosure auction was scheduled for spring 2025; we could not open a source on its outcome, so the owner shown is the owner on the roll (calendar-2024 values) and may since have changed. |
Private company | $51.8M 2018-08 As PBN reported it on 21 Aug 2018 'according to a filing with the city'; seller Meritage Properties' One Financial Holdings LLC. A |
| 50 Kennedy Plaza 50 Kennedy Plaza |
Office | 100 Westminster Partners LLC The 2025 roll names 100 Westminster Partners LLC (mail to 100 Westminster St, Providence) for plat 20 lot 12, assessed $45,861,200 and fully taxable ($1,339,147): the highest-assessed private office tower on the roll. We found no filing naming the LLC's members, so no sponsor is named here. |
Private company | —A |
| Textron Tower 40 Westminster St |
Office | Textron Realty Corporation (Textron Inc.) The 2025 roll names Textron Realty Corporation (mail to 40 Westminster St) for plat 20 lot 369, assessed $33,129,600 and fully taxable ($967,384). Textron Inc.'s 10-K for fiscal 2025, Exhibit 21, lists Textron Realty Corporation (Delaware) as a subsidiary. The tie from the roll's owner to Textron Inc. comes from the filing (s5). |
Public company | —B |
| Providence Place 1 Providence Place about 1.3M sq ft (news reports; not verified) |
Retail | Providence Place Group LP The 2025 roll names Providence Place Group LP (mail to a PO box in Irving, TX) for plat 19 lot 136, assessed $730,796,600 and fully exempt, class 'Vote of City' (a council-approved tax agreement rather than a regular bill). It is the highest assessed parcel in Providence. The mall went into court receivership after a loan default, and a $133M sale to a group of Pyramid Management Group and Paolino Properties was reported as court-approved in April 2026. The articles reporting that refused us (403), so the sale and its price are not shown as fact, and the owner given is the one on the roll. |
Private company | —A |
| Amica Mutual Pavilion (arena, formerly the Dunkin' Donuts Center) 1 La Salle Square (roll: 101 Sabin St, plat 26 lot 254) |
Civic | Rhode Island Convention Center Authority The 2025 roll names the RI Convention Center Authority (mail to 1 La Salle Sq) for plat 26 lot 254 at 101 Sabin St, assessed $45,001,300 and fully exempt. The Authority's own site lists the Amica Mutual Pavilion under the Authority and describes it as operating 'three venues'. Matching the 101 Sabin St parcel to the arena is ours, from the mailing address and position (s1 + s6). |
Government | —B |
| Rhode Island Convention Center 1 Sabin St (roll: 122 West Exchange St, plat 25 lot 448) 100,000 sq ft exhibition + 20,000 sq ft ballroom (RICC) |
Civic | Rhode Island Convention Center Authority The 2025 roll names 'Convention Center Authority' for plat 25 lot 448 at 122 West Exchange, assessed $163,019,100, fully exempt, class 'Vote of City', and the RI Convention Center Authority for 115 West Exchange (plat 19 lot 141, $39,614,300). The RICC's own page gives 100,000 sq ft of exhibition space and 20,000 sq ft of ballroom. Which parcel carries the hall itself and which the garages is our reading of position, not a source statement. |
Government | —B |
| Rhode Island State House 82 Smith St |
Civic | State of Rhode Island The 2025 roll carries the State of Rhode Island at 130 Smith St (plat 4 lot 231, $160,974,300) and the State's Department of Administration at 125 Smith St (plat 3 lot 517, $125,778,900), both fully exempt and both on Capitol Hill beside the State House. The roll has no row at 82 Smith St, so which of these lots carries the State House itself is our reading of position. |
Government | —B |
2
The core land
The most valuable ground in the city, and what the public record says about it.
The most valuable ground in Providence is the mall and the institutions. Downtown office towers are assessed at $33M–$46M. All values are the City's 2025 roll (calendar-2024 values, FY2025 bills), read 14 Oct 2026.
Whole roll, total assessed value$36.0B across 44,062 parcels and units; $12.5B exempt
2025 Property Tax Roll, Providence Open Data (s1), de-duplicated by parcel ID.
Highest assessed parcel$730.8M, Providence Place (1 Providence Pl)
Providence Place Group LP, class 'Vote of City'. Next is RI Hospital, 593 Eddy St ($422.8M) (s1).
Highest assessed private office tower$45.9M, 50 Kennedy Plaza
100 Westminster Partners LLC. Then One Financial Plaza ($40.3M) and Textron Tower ($33.1M). The Industrial Trust (Superman) Building is assessed at $13.5M, vacant (s1).
Largest institutional estate$1.93B, Brown University (203 parcels)
2025 roll (s1).
3
Who owns the town
At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.
Providence's largest holders are institutions, not companies. Of $36.0B assessed across 44,062 parcels and units on the 2025 roll, $12.5B is exempt, most of it held by universities, hospitals and the State, City and their agencies. Brown University is the largest single private holder by value. Figures group the name variants on the City's 2025 roll (calendar-2024 values) and count unique parcel IDs (the published file repeats about 310 rows). The roll names the legal owner, which is often a hospital corporation or a public authority rather than the body people know: the City's schools mostly stand in the name of the Providence Public Buildings Authority. The roll leaves the owner name blank on some exempt parcels. For example, 40 parcels ($383.8M) have no name and a mailing address of 2 College St. They are not attributed here.
| Name | Type | City of Providence 2025 tax roll |
|---|---|---|
| Brown University All in the name BROWN UNIVERSITY. Largest parcels: 185 Meeting St ($191.6M), 1 Prospect St ($158.6M), 235 Hope St ($127.5M). |
Institution | 203 parcels, $1.93B assessedA |
| Rhode Island Hospital and The Miriam Hospital (hospital corporations) RI HOSPITAL / RHODE ISLAND HOSPITAL holds 593 Eddy St ($422.8M, the second most valuable parcel in the city) and 1 Hoppin St ($27.3M). Miriam Hospital holds 164 Summit Ave ($138.7M). The roll names the hospital corporations, not a parent health system. No parcel stands in a Lifespan or Brown Health name. |
Institution | 114 + 38 parcels, $894.5M + $165.7MA |
| State of Rhode Island (incl. Department of Administration, DOT) Largest: 130 Smith St ($161.0M) and 125 Smith St ($125.8M) on Capitol Hill, and 250 Benefit St ($72.5M). Agencies with their own names are listed separately: RIPTA, the Narragansett Bay Commission, the I-195 District and the Convention Center Authority. |
Government | 101 parcels, $712.5MA |
| City of Providence Includes 12 parcels in the name 'City of Providence/Children's Friend' and two jointly with the Housing Authority. Largest: Roger Williams Park ($146.7M), 618 Hartford Ave (school, $63.7M), 800 North Main ($47.8M). |
Government | 308 parcels, $702.2MA |
| Providence Public Buildings Authority (holds the school estate) Named 'Providence Public Bldg Authority' or 'Providence Public Buildings Authority'. Most are classed School, e.g. 324 Hope St ($66.8M), 434 Mount Pleasant Ave ($66.4M), 360 Elmgrove Ave ($58.4M). No parcel stands in the name 'Providence Public Schools'. Eight further parcels are in the name of the 'RI Public Buildings Authority'. |
Government | 115 parcels, $680.2M (plus 8, RI Public Buildings Authority)A |
| Providence College 165 Eaton St ($192.4M) and 235 Eaton St ($162.1M) are the fifth and tenth most valuable parcels on the roll. |
Institution | 63 parcels, $575.8MA |
| Johnson & Wales Spread across downtown and the Harborside campus. Largest: 305 Shipyard St ($43.0M), 32 Page St ($34.9M), 35 Richmond St ($32.9M). |
Institution | 52 parcels, $421.5MA |
| Women and Infants Hospital and Butler Hospital (hospital corporations) 101 Dudley St ($167.2M) and 305 Blackstone Blvd ($185.2M). The roll does not name a parent system. |
Institution | 24 + 4 parcels, $193.6M + $192.0MA |
| Housing Authority of the City of Providence Largest: 100 Broad St ($49.5M), 460 Manton Ave ($28.6M). |
Government | 139 parcels, $281.0MA |
| Rhode Island Convention Center Authority 122 West Exchange ($163.0M), 101 Sabin St ($45.0M) and 115 West Exchange ($39.6M). See marquee. |
Government | 3 parcels, $247.6MA |
| United States of America 624 Valley St ($195.5M, classed Hospital) and the federal building at 25 Kennedy Plaza ($18.0M). |
Government | 6 parcels, $230.0MA |
| Prospect CharterCare (RWMC and SJHSRI LLCs) PROSPECT CHARTERCARE RWMC, LLC holds 825 Chalkstone Ave ($83.4M, under a tax stabilization agreement), and Prospect CharterCare SJHSRI LLC holds the rest. These are for-profit owners, taxed rather than exempt. |
Private company | 14 parcels, $93.1MA |
| Providence Redevelopment Agency Largest: 325 Washington St ($34.7M), 349 West Fountain St ($13.8M). |
Government | 26 parcels, $82.8MA |
| Penn Central Transportation Co. / National Railroad Passenger Corp. (Amtrak) Rail corridor parcels still stand largely in the name of Penn Central Transportation Co. (mail to Washington, DC), including 100 Gaspee St ($13.2M) and 61 Smith St ($8.4M). Six stand in Amtrak's name. The roll's ownership is shown as it is. Penn Central's successor is not established here. |
Public company | 43 + 6 parcels, $59.8MA |
| I-195 Redevelopment District The District still holds 17 parcels of the former highway land, the largest at 120 Peck St ($28.7M). Parcels it has sold appear under their developers' LLCs, for example EGMP 195 Collyer LLC ($6.4M). |
Government | 17 parcels, $41.4MA |
| Rhode Island Public Transit Authority (RIPTA) Elmwood Ave bus facilities, 750 Elmwood ($12.3M) and 705 Elmwood ($11.0M). |
Government | 32 parcels, $36.8MA |
| Rhode Island School of Design Only 13 parcels carry RISD's name ('Rhode Island School of Design' / 'RI School of Design'), e.g. 161 South Main ($11.9M), 175 Benefit St ($11.0M). Many more exempt School-class parcels carry no owner name on the roll and mail to 2 College St, including 15 Westminster St ($77.3M + $18.8M). Because the roll does not name the owner, they are not counted here. |
Institution | 13 named parcels, $30.9MA |
| Narragansett Bay Commission Includes the Fields Point area, e.g. 4 Ernest St ($11.3M). |
Government | 22 parcels, $27.7MA |
| ProvPort Inc The port at Fields Point, e.g. 2 Sea View Dr ($5.2M), 105 Terminal Rd ($4.8M). The roll classes them Municipal and exempt. ProvPort's corporate form is not established here. |
Private company | 10 parcels, $25.9MA |
| Providence Water Supply Board Only 125 Dupont Dr stands in the name 'Providence Water Board' on the City's roll. The reservoirs lie outside the city. |
Government | 1 parcel in the City, $10.9MA |
5
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Providence is a city of old two- to five-family houses: the 2025 roll counts 14,715 single-family homes, 14,077 buildings of 2–5 units and 3,898 condo units, and only 160 parcels in the 11-plus-apartment classes ($787.7M). New construction is a handful of mid-rise rental projects, mostly downtown and on the former I-195 land, each in a single-purpose LLC, many under tax stabilization agreements (RIGL 44-3-9). No league table of Providence builders was found, so the list below is the largest new rental owners on the roll, not builders ranked by starts.
| Name | Type | Assessed value, 2025 roll |
|---|---|---|
| Hines Global Income Trust (HGIT 50 Park Row West LLC) The roll names HGIT 50 Park Row West LLC (mail to Houston). Hines Global Income Trust's Exhibit 21, filed 30 Mar 2026, lists HGIT 50 Park Row West LLC as a subsidiary. Owner, not builder. |
REIT | $54.2M, 50 Park Row WestB |
| Fairfield University Heights LP The roll gives a San Diego mailing address. Its sponsor is not named in a source we opened. |
Private company | $65.7M, 99 Roger Williams GreenA |
| River House Holdings I LLC Under a tax stabilization agreement. Mail c/o 350 Eddy St. |
Private company | $56.5M, 1 Point StA |
| Promenade Street Owner LLC Also 25 Holden St. See commercial. |
Private company | $52.1M, 255 Promenade St (apartments)A |
| Omni Development Corp. and affiliated partnerships (mail to 810 Eddy St) Partnerships such as Omni Friendship LP, H D C LP and Cornplanter Row LP. Grouped only by shared mailing address, as the roll shows it. |
Private company | 73 taxable parcels, $95.5M, at that addressA |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Providence has no dominant commercial REIT. The large commercial holdings are the mall's owning partnership, single-asset LLCs for each downtown tower, the electric utility, and one listed land company, Capital Properties Inc., which owns the ground under much of Capital Center on long leases. Values are the City's 2025 roll. Several of the largest towers are owned by LLCs whose members are not in any filing we could open.
| Name | Type | Assessed value, 2025 roll |
|---|---|---|
| Providence Place Group LP Providence Place mall, held under a council-approved agreement (class 'Vote of City', shown fully exempt on the roll). See marquee for the 2026 receivership sale, which we could not confirm. |
Private company | $730.8M, 1 parcelA |
| Narragansett Electric Co. (mail to PPL real-estate taxes, Allentown, PA) The electric and gas utility's real parcels, in the names 'Narragansett Electric Co' and 'Narragansett Electric Company', mailing to Allentown, PA. The parent company is not named on the roll and no filing on it was opened here. |
Public company | 48 parcels, $109.2MA |
| Capital Properties Inc. (incl. 261, LLC at its address) Capital Properties' 10-K for 2024 says it owns about 18 acres in Capital Center, in 13 parcels, plus Parcel 20, leased mainly on ground leases of 99 years or more, and a historic building. The roll carries its own-name parcels mostly as vacant land or ground. Buildings on leased parcels stand in the lessees' names, e.g. '261, LLC' at 1 and 10 Park Row West ($75.4M), which mails to the same 5 Steeple St suite. The roll does not say 261, LLC is related to Capital Properties. |
Public company | about 18 acres in Capital Center, 13 parcels (10-K); on the roll 8 parcels, $24.3M, in its own nameA |
| Promenade Street Owner LLC 255 Promenade St (apartments, $52.1M) and 25 Holden St ($36.1M, tax stabilization). Mail to Newbury St, Boston. No sponsor is named in a source we opened. |
Private company | 2 parcels, $88.2MA |
| Blue Cross & Blue Shield (of Rhode Island) 500 Exchange St, its headquarters, taxable. |
Institution | 1 parcel, $67.2MA |
| 100 Westminster Partners LLC and other owners mailing to 100 Westminster St Includes 50 Kennedy Plaza ($45.9M) and several downtown parking and building LLCs (e.g. Chapel Parking LLC, Halsey Realty LLC). A shared mailing address does not establish common ownership, so they are not grouped under one owner. |
Private company | 33 taxable non-residential parcels, $115.7M, at that mailing addressA |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Providence Place: a $133M sale out of court receivership to a group of Pyramid Management Group and Paolino Properties, reported as approved in April 2026 (Rhode Island Current, Boston Globe). Neither article would open, and the closing is unconfirmed.
- One Financial Plaza: a lender's foreclosure auction was scheduled for 2025 (Boston Globe, Brown Daily Herald, GoLocalProv). Its outcome and any deed to a new owner could not be confirmed. The roll still names Providence Financial Plaza LLC.
- Industrial Trust Building: 2026 reporting (Boston Globe, WPRI) says High Rock remains the owner after a change of management in 2025, and that the RI Commerce Corporation added Rebuild RI support in August 2026. Those articles were not opened.
- Members of the single-purpose LLCs that hold 50 Kennedy Plaza (100 Westminster Partners LLC), Promenade Street Owner LLC, Fairfield University Heights LP and River House Holdings I LLC: no filing naming them was opened.
- Sale prices: the RI real-estate conveyance tax is stamped on each recorded deed, but the City's deed index is closed to automated reading and the roll carries no sale price, so no price here comes from a deed.
- Parent systems of the hospital corporations on the roll (Rhode Island Hospital, Miriam, Women and Infants, Butler) were not confirmed from a source opened in this pass.
- Exempt parcels with a blank owner name: for example 40 parcels ($383.8M) mailing to 2 College St, including 15 Westminster St. They are left unattributed.
§
Sources
- 2025 Property Tax Roll (calendar-2024 values, FY2025 bills; 44,062 unique parcels and units, 44,372 rows with duplicates) — City of Providence Tax Assessor / Providence Open Data Portal · openA
- Recorder of Deeds (research room 506; online index on Kofile CountyFusion) — City of Providence · openA
- $220 million redevelopment project planned for Providence's 'Superman Building' — What's Up Newp (publishing the Governor's announcement) · openA
- One Financial Plaza sells for $51.8M — Providence Business News · openA
- Textron Inc. Form 10-K for fiscal 2025, Exhibit 21 (subsidiaries) — SEC EDGAR · openA
- About RI Convention Center Authority / About Our Facility — Rhode Island Convention Center Authority · openA
- Capital Properties, Inc. Form 10-K for 2024 — SEC EDGAR · openA
- Hines Global Income Trust, Inc. Exhibit 21.1 (list of subsidiaries), 10-K filed 30 Mar 2026 — SEC EDGAR · openA