Three-Family Triplex with
For Sale
$699,900
95 John Street, Pawtucket, RI 02861
Residential Income, Pawtucket, RI
Property Size4,858 SF
Lot Size0.11 Acres
Price / SF$144.07
Days on Market38
Property Features for 95 John Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
10
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 2, Bedroom 6, Bedroom 9, Bathroom 2, Bedroom 10, Bedroom 4, Bedroom 1, Bedroom 8, Basement, Bathroom 3, Bedroom 3, Bathroom 1, Bedroom 7
Parking
7
Parking features
None
Interior features
Wall (Dry Wall), Plumbing (Mixed), Insulation (Ceiling), Insulation (Floors), Insulation (Walls)
Fireplace
1
Basement
Unfinished, Full
Appliances
Gas Water Heater, Oven/Range, Refrigerator
Lot features
Paved Driveway
Standard status
Active
Size
4,858 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6252
Utilities
Heating system
Natural Gas
Amenities
large backyard
Building Details
Year built
1900
Floors in Building
3
Number of units
3
Flooring type
Laminate
Building materials
Dry Wall, Vinyl Siding
Listing Agency:
Century 21 Limitless · Century 21 Real Estate
(617) 749-7178
Listed By:
Jose Duce Rocher · License #RES.0045130
(617) 749-7178
Added: Jul 20
Changed: Aug 23
Last Checked: Aug 26 at 5:06AM
MLS# 1417077
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 three-family residential property contains 4858 square feet on a 0.11-acre lot. The units offer substantial living areas, eat-in kitchens, generously sized bedrooms, and strong natural light. Separate utilities support distinct unit operations, while the property also includes a detached garage, a large backyard, and a basement. Interior features include laminate flooring, drywall, mixed plumbing, and insulation in the ceilings, floors, and walls. The building dates to 1900 and has vinyl siding, natural-gas heating, a gas water heater, ovens/ranges, and refrigerators.
The property is located in Pawtucket near downtown, the MBTA Commuter Rail Station, Slater Park, the Blackstone River Greenway, shopping, restaurants, schools, and I-95. Providence and Boston are identified as accessible commuting destinations, providing regional context for the property’s location.
The property is located in Pawtucket near downtown, the MBTA Commuter Rail Station, Slater Park, the Blackstone River Greenway, shopping, restaurants, schools, and I-95. Providence and Boston are identified as accessible commuting destinations, providing regional context for the property’s location.
Key Highlights
- Three‑family property with 4858 square feet of building area
- 0.11‑acre lot with a large backyard and detached garage
- Separate utilities for the residential units
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
$64,196
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
9.17%
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%
$1,283,920
$1.3M
Cap Rate 7%
$917,086
$917.1K
Cap Rate 9%
$713,289
$713.3K
Market Conditions
NOI Build-Up for 4,858 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
$124.2K $25.56/SF
− Vacancy
−$7.5K −$1.53/SF
EGI
$116.7K $24.03/SF
− OpEx
−$52.5K −$10.81/SF
NOI
$64.2K $13.21/SF
Area
Providence County, RI
Vacancy
6.00%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
45.00%
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%
$1,283,920
Cap Rate 7%
$917,086
Cap Rate 9%
$713,289
Alternative Uses
Best Use
Multifamily LT 5
$1.16M
$1.01M – $1.35M
NOI $80,888 @ 7.0% cap · market cap 11.56%
Second Best
Apartment 5plus
$917.1K
$802.5K – $1.07M
NOI $64,196 @ 7.0% cap · market cap 9.17%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
709
Businesses Nearby
Explore this area
Business Placement
Demographics for 02861, RI
27,833
Population
11,928
Households
2.3
Avg Household Size
40
Median Age
20%
College-Educated
87%
High-School Grad
3.6 sq mi
ZIP Area
7,731
Density / Sq Mi
$83,044
Median Household Income
$47,384
Median Earnings
$1,278
Median Rent
$285,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three residential units feature separate utilities, eat-in kitchens, and generously sized living areas.
Where is this triplex located?
The property is located at 95 John Street Pawtucket, RI.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Three‑family property with 4858 square feet of building area; 0.11‑acre lot with a large backyard and detached garage; Separate utilities for the residential units
