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    Two-Unit Flex Property Title is generated by Realmo AI

    103 Glenham Avenue Warwick, Warwick, RI 02886

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    New
    For Sale
    $1,250,000

    Clean two-unit flex space with 2022 interior and exterior upgrades in a special district permitting many non-industrial uses.

    Property size:
    6,900 SF
    Price / SF:
    $181/SF
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 2:12 am

    Property Features for 103 Glenham Avenue Warwick

    General Information

    Standard status
    Active
    Size
    6,900 SF

    Building Details

    Year Built
    1970

    We can help!

    Listing Contact
    Derek DaRosa

    Listing agent Derek DaRosa

    Listing office

    Listing date Jun 3, 2026

    Source Milestonerealtyinc

    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 Derek DaRosa

    HighLights

    • 1970‑built 2‑unit flex space in Warwick’s City Centre Intermodal Redevelopment District
    • Special District zoning allows many uses, with no industrial use permitted
    • New in 2022: lighting, interior and exterior paint, flooring, and fans
    • 2022 upgrades also include heat and electric improvements
    • City Centre/Intermodal District allows building up to 5 stories and encourages retail, restaurants, and cafes
    • Includes option for great income or owner‑occupied use; lease/tenant negotiable

    Overview

    This is a clean, well-built two-unit flex property at 103 Glenham Avenue in Warwick, Rhode Island. The building was newly upgraded in 2022, including new lighting, interior and exterior paint, flooring, fans, heat upgrades, and electrical improvements. The layout supports dual-tenant flexibility, making it suitable for either income-producing occupancy or owner occupancy, and the lease/tenant terms are described as negotiable.

    The property is located in Warwick’s City Centre within the Intermodal Redevelopment District. Public remarks note proximity to a parking garage, the airport, the train station, and Rt. 95, along with restaurants and nearby lodging activity. The City Centre/Intermodal District zoning is described as a “Special District” that allows many uses but specifically states that industrial uses are not permitted.

    For tenants and operators seeking flex space in a district that supports a walkable mix, this configuration offers practical options with two separate units. The 2022 capital improvements can help reduce near-term site work, while the district’s emphasis on retail, restaurants, cafes, and community-oriented development aligns well with non-industrial business models. This offering is also positioned for buyers considering either leasing income or consolidating use under one owner-occupied arrangement.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $130.8k $18.96
    − Vacancy −$3.4k −$0.49
    EGI $127.4k $18.47
    − OpEx −$38.2k −$5.54
    NOI $89.2k $12.93
    6,900 SF · lease $18.96/SF/yr · vacancy 2.60% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $1.27M
    $1.11M – $1.49M (±1% cap)
    NOI $89,196 @ 7.0% cap · market cap 7.14%
    Second Best
    Flex RnD
    $606.2K
    $530.5K – $707.3K (±1% cap)
    NOI $42,437 @ 7.0% cap · market cap 3.39%
    Theoretical Best
    Specialty Retail
    $1.73M
    $1.51M – $2.02M (±1% cap)
    NOI $120,971 @ 7.0% cap · market cap 9.68%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Specialty Medical Equipment Medical Supply Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Emery's Catering Services — 425 Pavilion Ave, Warwick, RI 02888
    • Eurest Dining Services — 475 Kilvert St #150, Warwick, RI 02886
    • Chelo's Banquets and Catering — 2209 Post Rd, Warwick, RI 02886

    Location Insight

    • Map
    • Local Demand
    City
    Warwick
    County
    Kent
    State
    Rhode Island
    Longitude
    -71.4422103
    Latitude
    41.7261044

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    FAQs

    What type of property is this?
    Flex space - Clean two-unit flex space with 2022 interior and exterior upgrades in a special district permitting many non-industrial uses.
    Where is this flex space located?
    The property is located at 103 Glenham Avenue Warwick Warwick, RI.
    What is the asking price?
    The asking price for this property is $1,250,000.
    What are key features of this property?
    This property features: 1970‑built 2‑unit flex space in Warwick’s City Centre Intermodal Redevelopment District; Special District zoning allows many uses, with no industrial use permitted; New in 2022: lighting, interior and exterior paint, flooring, and fans
    (508) 501-1443
    We can help!
    Listing Contact
    Derek DaRosa
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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