Six-Bedroom Duplex with Hardwood
New
For Sale
$849,000
91 Hudson Street, Providence, RI 02909
Residential Income, Providence, RI
Property Size2,995 SF
Lot Size0.05 Acres
Price / SF$283.47
Days on Market3
Property Features for 91 Hudson Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 6, Bathroom 3, Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 5, Bathroom 2, Bedroom 2, Basement
Parking
2
Parking features
None
Interior features
Plumbing (Mixed)
Basement
Unfinished, Full
Appliances
Gas Water Heater, Dishwasher, Microwave, Oven/Range, Refrigerator
Subdivision
West End
Lot features
Paved Driveway
Standard status
Active
Size
2,995 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4405
Utilities
Heating system
Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1900
Number of units
2
Flooring type
Hardwood
Building materials
Vinyl Siding
Listing Agency:
Williams & Stuart Real Estate
(401) 942-0200
Listed By:
Kim Cota
(401) 598-6092
Added: Sep 9
Last Checked: Sep 11 at 1:06AM
MLS# 1422665
Copyright © 2026 State Wide MLS of Rhode Island, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-family property at 91 Hudson Street contains 2,995 square feet on a 0.05-acre lot and was built in 1900. The first-floor residence includes three bedrooms, two full bathrooms, vaulted ceilings, a large living area, an office or flexible living space, an updated kitchen with stainless appliances, and a finished primary bathroom. The third-floor unit offers three bedrooms, one full bathroom, a spacious living area, and another updated kitchen.
Both residences have separate entrances, basement access, hardwood flooring, and abundant natural light. Property systems include natural-gas baseboard heat, a gas water heater, and public water service. Additional appliances include dishwashers, microwaves, ovens/ranges, and refrigerators. Located in Providence’s West End, the property is positioned within a walkable neighborhood and offers a six-bedroom configuration for an owner-occupant or investor.
Both residences have separate entrances, basement access, hardwood flooring, and abundant natural light. Property systems include natural-gas baseboard heat, a gas water heater, and public water service. Additional appliances include dishwashers, microwaves, ovens/ranges, and refrigerators. Located in Providence’s West End, the property is positioned within a walkable neighborhood and offers a six-bedroom configuration for an owner-occupant or investor.
Key Highlights
- Two‑family property with 2,995 square feet on a 0.05‑acre lot
- First‑floor unit has 3 bedrooms, 2 full bathrooms, vaulted ceilings, and office or flexible living space
- Third‑floor unit includes 3 bedrooms, 1 full bathroom, a spacious living area, and an updated kitchen
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$50,574
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.96%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,011,480
$1.0M
Cap Rate 7%
$722,486
$722.5K
Cap Rate 9%
$561,933
$561.9K
Market Conditions
NOI Build-Up for 2,995 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$77.3K $25.80/SF
− Vacancy
−$5.0K −$1.68/SF
EGI
$72.2K $24.12/SF
− OpEx
−$21.7K −$7.24/SF
NOI
$50.6K $16.89/SF
Area
Providence, RI
Vacancy
6.50%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,011,480
Cap Rate 7%
$722,486
Cap Rate 9%
$561,933
Alternative Uses
Best Use
Multifamily LT 5
$722.5K
$632.2K – $842.9K
NOI $50,574 @ 7.0% cap · market cap 5.96%
Second Best
Apartment 5plus
$649.0K
$567.8K – $757.1K
NOI $45,427 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$1.00M
$876.7K – $1.17M
NOI $70,139 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,692
Businesses Nearby
Explore this area
Business Placement
Demographics for 02909, RI
46,119
Population
18,602
Households
2.5
Avg Household Size
31
Median Age
24%
College-Educated
80%
High-School Grad
3.1 sq mi
ZIP Area
14,877
Density / Sq Mi
$63,950
Median Household Income
$37,090
Median Earnings
$1,258
Median Rent
$283,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences with updated kitchens, private entries, and basement access in Providence’s West End.
Where is this duplex located?
The property is located at 91 Hudson Street Providence, RI.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Two‑family property with 2,995 square feet on a 0.05‑acre lot; First‑floor unit has 3 bedrooms, 2 full bathrooms, vaulted ceilings, and office or flexible living space; Third‑floor unit includes 3 bedrooms, 1 full bathroom, a spacious living area, and an updated kitchen
