Two-Family Home with Spacious
For Sale
$449,000
106 Samuel Avenue, Pawtucket, RI 02860
Well-maintained two-family home with three bedrooms and a spacious backyard near schools, shopping, and major highways.
Property Size1,882 SF
Price / SF$238.58
Days on Market17
Property Features for 106 Samuel Avenue
General Information
Standard status
Active
Size
1,882 SF
Property subtype
Multifamily
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
Wasserman Homes & Properties
(401) 965-3806
Listed By:
Mark Atkinson
Source:
Lockandkeyre
Added: Jul 27
Changed: Aug 10
Last Checked: Aug 11 at 5:43AM
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 Wasserman Homes & Properties
Investment Insights
Based on property information with market context.
Well-maintained two-family home built in 1900 with a total of three bedrooms and a functional layout. The property is set up for either owner-occupancy or rental use, with a spacious backyard that offers room for outdoor activities, gardening, or entertaining. Total property size is 1,882 SF.
The home is conveniently located near schools, shopping, restaurants, and major highways, supporting day-to-day accessibility for residents and tenants.
With its two-family configuration, this property can be a practical fit for buyers looking for a versatile residential income option paired with outdoor space.
The home is conveniently located near schools, shopping, restaurants, and major highways, supporting day-to-day accessibility for residents and tenants.
With its two-family configuration, this property can be a practical fit for buyers looking for a versatile residential income option paired with outdoor space.
Key Highlights
- 1,882 SF two‑family home built in 1900
- Total of three bedrooms across the two‑family layout
- Spacious backyard for outdoor activities, gardening, or entertaining
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
$31,336
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
6.98%
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%
$626,720
$626.7K
Cap Rate 7%
$447,657
$447.7K
Cap Rate 9%
$348,178
$348.2K
Market Conditions
NOI Build-Up for 1,882 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
$47.9K $25.44/SF
− Vacancy
−$3.1K −$1.65/SF
EGI
$44.8K $23.79/SF
− OpEx
−$13.4K −$7.14/SF
NOI
$31.3K $16.65/SF
Area
Providence County, RI
Vacancy
6.50%
Lease Rate
$25.44 /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%
$626,720
Cap Rate 7%
$447,657
Cap Rate 9%
$348,178
Alternative Uses
Best Use
Multifamily LT 5
$447.7K
$391.7K – $522.3K
NOI $31,336 @ 7.0% cap · market cap 6.98%
Second Best
Apartment 5plus
$355.3K
$310.9K – $414.5K
NOI $24,870 @ 7.0% cap · market cap 5.54%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
653
Businesses Nearby
Explore this area
Business Placement
Demographics for 02860, RI
47,894
Population
21,467
Households
2.2
Avg Household Size
37
Median Age
25%
College-Educated
80%
High-School Grad
5.3 sq mi
ZIP Area
9,037
Density / Sq Mi
$59,954
Median Household Income
$42,038
Median Earnings
$1,112
Median Rent
$287,400
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?
Duplex - Well-maintained two-family home with three bedrooms and a spacious backyard near schools, shopping, and major highways.
Where is this duplex located?
The property is located at 106 Samuel Avenue Pawtucket, RI.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 1,882 SF two‑family home built in 1900; Total of three bedrooms across the two‑family layout; Spacious backyard for outdoor activities, gardening, or entertaining
