Versatile Commercial Property For
For Sale
$549,900
1025 Tiogue, Coventry, RI 02816
Two-building commercial property with rental potential and ample parking.
Property Size2,640 SF
Lot Size2.00 Acres
Price / SF$208.30
Days on Market313
Property Features for 1025 Tiogue
General Information
Standard status
Active
Size
2,640 SF
Lot size
2.00 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$11,523
Amenities
Central air
Baseboard Heating
Central Air Cooling
Circuit Breakers
Window Units Cooling
Building Details
Year Built
1968
Listing Agency:
CENTURY 21 GUARDIAN REALTY
(401) 515-5531
Listed By:
ELAINE ECCLESTON
Source:
Corcoran
Added: Sep 30, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:27AM
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 CENTURY 21 GUARDIAN REALTY
Investment Insights
Based on property information with market context.
This commercial property features two buildings totaling over 2,600 square feet, offering prime visibility and versatility. The layout is designed for flexibility, with the potential for up to 3 rental units. The property has separate electric service and city water. Sewers are available at the street. The exterior features low-maintenance vinyl siding, and ample paved parking is available in front for clients and staff, with additional parking behind the buildings. One building includes a finished lower level, suitable for storage. This property offers versatility for various business types, including professional offices, a salon, boutique, studio, or retail storefront. The property allows for business ownership in one space while generating income from the remaining space.
Key Highlights
- Two‑building commercial property totaling 2,600+ sq. ft.
- Potential for up to 3 rental units.
- Separate electric service.
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
$34,127
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
6.21%
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%
$682,540
$682.5K
Cap Rate 7%
$487,529
$487.5K
Cap Rate 9%
$379,189
$379.2K
Market Conditions
NOI Build-Up for 2,640 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
$50.1K $18.96/SF
− Vacancy
−$1.3K −$0.49/SF
EGI
$48.8K $18.47/SF
− OpEx
−$14.6K −$5.54/SF
NOI
$34.1K $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%
$682,540
Cap Rate 7%
$487,529
Cap Rate 9%
$379,189
Alternative Uses
Best Use
Retail
$487.5K
$426.6K – $568.8K
NOI $34,127 @ 7.0% cap · market cap 6.21%
Second Best
Mixed Use
$465.9K
$407.6K – $543.5K
NOI $32,611 @ 7.0% cap · market cap 5.93%
Theoretical Best
Specialty Retail
$661.2K
$578.6K – $771.4K
NOI $46,284 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
363
Businesses Nearby
Explore this area
Business Placement
Demographics for 02816, RI
33,206
Population
14,505
Households
2.3
Avg Household Size
45
Median Age
32%
College-Educated
93%
High-School Grad
36.9 sq mi
ZIP Area
900
Density / Sq Mi
$97,941
Median Household Income
$51,773
Median Earnings
$1,168
Median Rent
$317,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-building commercial property with rental potential and ample parking.
Where is this mixed-use property located?
The property is located at 1025 Tiogue Coventry, RI.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Two‑building commercial property totaling 2,600+ sq. ft.; Potential for up to 3 rental units.; Separate electric service.
