Storefront Building with Divisible
For Sale
$249,900
100 Archambault, West Warwick, RI 02893
Existing shoe and leather repair operation with separate entry points and flexible occupancy options, subject to zoning requirements.
Property Size1,020 SF
Lot Size0.12 Acres
Price / SF$245
Days on Market9
Property Features for 100 Archambault
General Information
Standard status
Active
Size
1,020 SF
Lot size
0.12 Acres
Property subtype
Commercial
Zoning
05 - Comm 1, R-6
Taxes and HOA fees
Annual Taxes
$4,286
Amenities
Central air
Central Air Cooling
Circuit Breakers
Forced Air Heating
Building Details
Year Built
1950
Buildings
1
Tenancy
Single
Listing Agency:
HOMESMART FIRST CLASS REALTY
(508) 297-7270
Listed By:
JAMIE REBELLO
Source:
Corcoran
Added: Aug 12
Changed: Aug 17
Last Checked: Aug 19 at 9:26AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of HOMESMART FIRST CLASS REALTY
Investment Insights
Based on property information with market context.
This approximately 1,020-square-foot commercial building occupies approximately 5,053 square feet of land at 100 Archambault in West Warwick, Rhode Island. Built in 1950, the property currently operates as a shoe and leather repair business. Two entry doors and an interior separation wall create a configuration that may support distinct occupancy areas, subject to an acceptable arrangement and applicable zoning requirements.
The current tenant is willing to remain, providing continuity for an owner evaluating the property as an investment or operating location. The property carries State Code 05 - Comm 1 and Town R-6 zoning, with residential and service-related uses subject to zoning requirements and Town approval. Zoning, permitted uses, parking requirements, dimensions, rental or occupancy arrangements, and development potential should be verified with the Town of West Warwick.
The current tenant is willing to remain, providing continuity for an owner evaluating the property as an investment or operating location. The property carries State Code 05 - Comm 1 and Town R-6 zoning, with residential and service-related uses subject to zoning requirements and Town approval. Zoning, permitted uses, parking requirements, dimensions, rental or occupancy arrangements, and development potential should be verified with the Town of West Warwick.
Key Highlights
- Approximately 1,020 SF commercial building on approximately 5,053 SF of land
- Currently operating as a shoe and leather repair business
- Two entry doors and an interior wall provide a divisible layout
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
$13,185
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
5.28%
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%
$263,700
$263.7K
Cap Rate 7%
$188,357
$188.4K
Cap Rate 9%
$146,500
$146.5K
Market Conditions
NOI Build-Up for 1,020 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
$19.3K $18.96/SF
− Vacancy
−$503 −$0.49/SF
EGI
$18.8K $18.47/SF
− OpEx
−$5.7K −$5.54/SF
NOI
$13.2K $12.93/SF
Area
Kent County, RI
Vacancy
2.60%
Lease Rate
$18.96 /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%
$263,700
Cap Rate 7%
$188,357
Cap Rate 9%
$146,500
Alternative Uses
Best Use
Retail
$188.4K
$164.8K – $219.8K
NOI $13,185 @ 7.0% cap · market cap 5.28%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$255.5K
$223.5K – $298.1K
NOI $17,883 @ 7.0% cap · market cap 7.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
572
Businesses Nearby
38k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 71%
Groceries 25%
Dining 5%
Dollar Tree
Shops & Services
10,691 visits/mo
0.3 miles
Jerry's Supermarket IGA
Groceries
9,410 visits/mo
0.4 miles
Shell
Shops & Services
8,674 visits/mo
0.3 miles
Cumberland Farms
Shops & Services
6,849 visits/mo
0.4 miles
D'Angelo Grilled Sandwiches
Dining
1,835 visits/mo
0.1 miles
Demographics for 02893, RI
31,030
Population
15,103
Households
2.1
Avg Household Size
41
Median Age
25%
College-Educated
90%
High-School Grad
7.8 sq mi
ZIP Area
3,978
Density / Sq Mi
$73,903
Median Household Income
$49,087
Median Earnings
$1,249
Median Rent
$293,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Existing shoe and leather repair operation with separate entry points and flexible occupancy options, subject to zoning requirements.
Where is this storefront property located?
The property is located at 100 Archambault West Warwick, RI.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Approximately 1,020 SF commercial building on approximately 5,053 SF of land; Currently operating as a shoe and leather repair business; Two entry doors and an interior wall provide a divisible layout
