Triplex Property with Detached
For Sale
$675,000
11 Sisson St, Pawtucket, RI 02860
Residential Income, Pawtucket, RI
Property Size4,146 SF
Lot Size0.14 Acres
Price / SF$162.81
Days on Market25
Property Features for 11 Sisson St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RM
Bedrooms
11
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 8, Bedroom 2, Bedroom 7, Bedroom 9, Bathroom 4, Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 3, Bathroom 5, Bedroom 6, Bathroom 2, Bedroom 10, Bedroom 11, Bedroom 5, Bedroom 1
Parking
6
Fireplace
1
Directions
Googlemap, Waze
Standard status
Active
APN
09455603S,408424
Size
4,146 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8241
Building Details
Year built
1900
Floors in Building
5
Number of units
3
Listing Agency:
RE/MAX Synergy · RE/MAX International
(508) 857-5392
Listed By:
Luis B Martins
(508) 857-5392
Added: Aug 4
Changed: Aug 27
Last Checked: Aug 28 at 3:06PM
MLS# 73558909
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 residential income property combines a two-unit front building with a separate single-family residence on one lot. The front structure includes a two-bedroom, one-bath unit and a five-bedroom, two-bath townhouse-style unit. The detached home contains four bedrooms and two full baths, creating three residential units with distinct layouts.
The property contains 4,146 square feet on a 0.14-acre lot and was built in 1900. Each unit has its own heating system, electrical service, water heater, and laundry hookup. Additional features include a fireplace and RM zoning. The property is near major highways, shopping, restaurants, schools, parks, and everyday services in Pawtucket, Rhode Island.
The property contains 4,146 square feet on a 0.14-acre lot and was built in 1900. Each unit has its own heating system, electrical service, water heater, and laundry hookup. Additional features include a fireplace and RM zoning. The property is near major highways, shopping, restaurants, schools, parks, and everyday services in Pawtucket, Rhode Island.
Key Highlights
- Two‑unit front building plus detached single‑family home on one lot
- 4,146 square feet on a 0.14‑acre lot
- Unit mix includes 2 bedrooms, 5 bedrooms, and 4 bedrooms
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
$54,787
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
8.12%
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%
$1,095,740
$1.1M
Cap Rate 7%
$782,671
$782.7K
Cap Rate 9%
$608,744
$608.7K
Market Conditions
NOI Build-Up for 4,146 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
$106.0K $25.56/SF
− Vacancy
−$6.4K −$1.53/SF
EGI
$99.6K $24.03/SF
− OpEx
−$44.8K −$10.81/SF
NOI
$54.8K $13.21/SF
Area
Providence County, RI
Vacancy
6.00%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
45.00%
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%
$1,095,740
Cap Rate 7%
$782,671
Cap Rate 9%
$608,744
Alternative Uses
Best Use
Multifamily LT 5
$986.2K
$862.9K – $1.15M
NOI $69,033 @ 7.0% cap · market cap 10.23%
Second Best
Apartment 5plus
$782.7K
$684.8K – $913.1K
NOI $54,787 @ 7.0% cap · market cap 8.12%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,162
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?
Triplex - Three residential units combine separate entrances, utilities, heating systems, water heaters, and laundry hookups on one parcel.
Where is this triplex located?
The property is located at 11 Sisson St Pawtucket, RI.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Two‑unit front building plus detached single‑family home on one lot; 4,146 square feet on a 0.14‑acre lot; Unit mix includes 2 bedrooms, 5 bedrooms, and 4 bedrooms
