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    Providence Two-Family Home For Sale Title is generated by Realmo AI

    120 Hawkins Street, Providence, RI 02908

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    For Sale
    $497,500

    MULTI_FAMILY - Providence, RI

    Type:Apartment
    Property size:
    1,910 SF
    Lot size:
    0.06 Acres
    Price / SF:
    $260/SF
    Added:
    Jan 8, 2026
    Days on Market:
    129
    Last Refresh:
    May 17 at 10:06 pm

    Property Features for 120 Hawkins Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Apartment
    Bedrooms
    3
    Bathrooms
    3
    Rooms
    Bathroom 1, Bedroom 2, Bathroom 2, Basement, Bathroom 3, Bedroom 1, Bedroom 3
    Parking
    2
    Parking features
    Garage
    Basement
    Finished, Full
    Appliances
    Gas Water Heater
    Standard status
    Active
    Size
    1,910 SF
    Lot size
    0.06 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    5397

    Utilities

    Heating system
    Forced Air, Natural Gas

    Building Details

    Year built
    1930
    Number of units
    2
    Flooring type
    Hardwood
    Building materials
    Vinyl Siding

    We can help!

    Listing Contact
    Kyle Seyboth

    Listing agent Kyle Seyboth License #REB.0794296

    Listing office Century 21 Limitless 969 Waterman Avenue, Suite 1, East Providence, RI

    Listing date Jan 8, 2026

    MLS# 1402869 Listing URL

    Copyright © 2026 State Wide MLS of Rhode Island, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime Providence location with quick access to major highways, shopping, and local amenities.
    • Two occupied units providing immediate rental income.
    • Off‑street parking for added convenience.
    • Upper unit features beautiful hardwood flooring.
    • Lower unit equipped with efficient mini splits for A/C.
    • Well‑maintained property built in 1930 with vinyl siding.

    Overview

    This well-maintained two-family home is situated in a prime Providence location, offering convenient access to major highways, shopping, and local amenities, making it ideal for commuters. The property features two occupied units, providing immediate rental income for investors or an ideal setup for owner-occupants. The upper unit features hardwood flooring, adding charm and durability. The lower unit is equipped with mini splits for A/C. Both units offer practical layouts with plenty of natural light. Off-street parking provides added convenience for residents. The property size is 1910 square feet and the lot size is 0.0562 acres. This multifamily property is an excellent opportunity in a high-demand area, ideal for expanding an investment portfolio or securing a home with strong rental potential.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $358.4K
    NOI $32,252 @ 9.00% cap · cautious / downside scenario
    Moderate
    $460.7K
    NOI $32,252 @ 7.00% cap · market / base-case scenario
    Aggressive
    $645.0K
    NOI $32,252 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $49.3k $25.80
    − Vacancy −$3.2k −$1.68
    EGI $46.1k $24.12
    − OpEx −$13.8k −$7.24
    NOI $32.3k $16.89
    1,910 SF · lease $25.80/SF/yr · vacancy 6.50% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $460.7K
    $403.2K – $537.5K (±1% cap)
    NOI $32,252 @ 7.0% cap · market cap 6.48%
    Second Best
    Apartment 5plus
    $413.9K
    $362.1K – $482.8K (±1% cap)
    NOI $28,970 @ 7.0% cap · market cap 5.82%
    Theoretical Best
    Office A
    $639.0K
    $559.1K – $745.5K (±1% cap)
    NOI $44,730 @ 7.0% cap · market cap 8.99%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Providence
    County
    Providence
    State
    Rhode Island
    Longitude
    -71.42575
    Latitude
    41.848871

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    FAQs

    What type of property is this?
    Duplex - Well-maintained two-family home in prime location with immediate rental income.
    Where is this duplex located?
    The property is located at 120 Hawkins Street Providence, RI.
    What is the asking price?
    The asking price for this property is $497,500.
    What are key features of this property?
    This property features: Prime Providence location with quick access to major highways, shopping, and local amenities.; Two occupied units providing immediate rental income.; Off‑street parking for added convenience.
    (508) 726-3492
    We can help!
    Listing Contact
    Kyle Seyboth
    Real Estate License ID: REB.0794296
    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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