Mixed-Use Property with Upper
For Sale
$975,000
1019 Main Rd, Tiverton, RI 02878
Commercial Sale, Tiverton, RI
Property Size5,024 SF
Lot Size0.23 Acres
Price / SF$194.07
Days on Market88
Property Features for 1019 Main Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R40
Zoning description
Legal Conforming
Directions
Please use GPS
Standard status
Active
APN
M:119 B:108,473804
Size
5,024 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5710
Building Details
Year built
1930
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 675-0995
Added: Jun 9
Changed: Sep 3
Last Checked: Sep 4 at 4:06AM
MLS# 73532525
Copyright © 2026 MLS Property Information Network 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 5,024-square-foot mixed-use property combines a street-level antique shop with a separate upper-level residence. The apartment includes two bedrooms, two full bathrooms, an open kitchen and living area, formal dining room, dedicated office, and substantial storage. The commercial space may transfer with its inventory or be delivered without it for a different business concept.
The property occupies a 0.227-acre corner lot along Main Road in Tiverton, Rhode Island. Constructed in 1930 and zoned R40, it offers a combined commercial and residential configuration within an established building. The layout supports live-work occupancy or continued use of the existing retail arrangement, subject to applicable requirements.
The property occupies a 0.227-acre corner lot along Main Road in Tiverton, Rhode Island. Constructed in 1930 and zoned R40, it offers a combined commercial and residential configuration within an established building. The layout supports live-work occupancy or continued use of the existing retail arrangement, subject to applicable requirements.
Key Highlights
- 5,024‑square‑foot mixed‑use building
- Street‑level antique shop with optional inventory inclusion
- Upper residence with 2 bedrooms and 2 full bathrooms
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
$56,687
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
5.81%
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%
$1,133,740
$1.1M
Cap Rate 7%
$809,814
$809.8K
Cap Rate 9%
$629,856
$629.9K
Market Conditions
NOI Build-Up for 5,024 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
$90.4K $18.00/SF
− Vacancy
−$9.5K −$1.88/SF
EGI
$81.0K $16.12/SF
− OpEx
−$24.3K −$4.84/SF
NOI
$56.7K $11.28/SF
Area
Newport County, RI
Vacancy
10.45%
Lease Rate
$18.00 /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%
$1,133,740
Cap Rate 7%
$809,814
Cap Rate 9%
$629,856
Alternative Uses
Best Use
Retail
$809.8K
$708.6K – $944.8K
NOI $56,687 @ 7.0% cap · market cap 5.81%
Second Best
Mixed Use
$726.7K
$635.9K – $847.8K
NOI $50,868 @ 7.0% cap · market cap 5.22%
Theoretical Best
Multifamily LT 5
$1.20M
$1.05M – $1.40M
NOI $83,912 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Demographics for 02878, RI
16,359
Population
7,747
Households
2.1
Avg Household Size
50
Median Age
40%
College-Educated
93%
High-School Grad
29.1 sq mi
ZIP Area
562
Density / Sq Mi
$99,542
Median Household Income
$49,228
Median Earnings
$1,228
Median Rent
$367,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Street-level retail space is paired with a two-bedroom upper apartment.
Where is this mixed-use property located?
The property is located at 1019 Main Rd Tiverton, RI.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 5,024‑square‑foot mixed‑use building; Street‑level antique shop with optional inventory inclusion; Upper residence with 2 bedrooms and 2 full bathrooms
