Office/Flex Building with Loading
For Sale
$1,850,000
6 Blackstone Valley Place Bldg. 4, Lincoln, RI 02865
Free-standing office and warehouse space with three loading docks for flexible tenant operations or owner-use redevelopment.
Property Size29,275 SF
Price / SF$67.24
Days on Market48
Property Features for 6 Blackstone Valley Place Bldg. 4
General Information
Standard status
Active
Size
29,275 SF
Class
B
Property subtype
Office
Net Operating Income
$165,525
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Dock-High Doors
3
Office Units
2
Building Details
Building Size
29,275 SF
Year Built
1986
Stories
2
Tenancy
Multi
Listing Agency:
MG Commercial
(401) 261-5804
Listed By:
Leeds Mitchell IV, SIOR · License #RI #REB.0019529
(401) 261-5804
Source:
Mgcommercial
Added: Jun 25
Changed: Aug 8
Last Checked: Aug 11 at 5:23AM
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 MG Commercial
Investment Insights
Based on property information with market context.
This free-standing office/flex building is located within the Blackstone Center office park and includes two condominium units (401 and 402). The total offering is 27,512 SF, and the interior is set up with offices on two levels along with warehouse space. Warehouse functionality is supported by three loading docks, including one covered dock.
The property provides immediate access to Routes 146 and 295, supporting day-to-day connectivity for office staff and deliveries. It is part of a professionally managed condominium association within the Blackstone Center community.
For tenants and buyers seeking a versatile setup, the combination of two-story office space and dock-equipped warehouse area can accommodate a range of office-flex and distribution-oriented needs. Because the units are currently under flexible lease terms with existing tenants, the property may also appeal to multi-tenant investors or owner-users considering redevelopment while maintaining interim occupancy.
The property provides immediate access to Routes 146 and 295, supporting day-to-day connectivity for office staff and deliveries. It is part of a professionally managed condominium association within the Blackstone Center community.
For tenants and buyers seeking a versatile setup, the combination of two-story office space and dock-equipped warehouse area can accommodate a range of office-flex and distribution-oriented needs. Because the units are currently under flexible lease terms with existing tenants, the property may also appeal to multi-tenant investors or owner-users considering redevelopment while maintaining interim occupancy.
Key Highlights
- Free‑standing office/flex building in Blackstone Center, built in 1986
- Building 4 includes 2 condominium units (401 & 402) totaling 27,512 SF
- Existing layout features offices on 2 levels plus warehouse space
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
$170,098
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
9.19%
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%
$3,401,960
$3.4M
Cap Rate 7%
$2,429,971
$2.4M
Cap Rate 9%
$1,889,978
$1.9M
Market Conditions
NOI Build-Up for 27,512 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
$274.0K $9.96/SF
− Vacancy
−$12.3K −$0.45/SF
EGI
$261.7K $9.51/SF
− OpEx
−$91.6K −$3.33/SF
NOI
$170.1K $6.18/SF
Area
Providence County, RI
Vacancy
4.50%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$3,401,960
Cap Rate 7%
$2,429,971
Cap Rate 9%
$1,889,978
Alternative Uses
Best Use
Office B
$5.08M
$4.45M – $5.93M
NOI $355,615 @ 7.0% cap · market cap 19.22%
Second Best
Warehouse
$2.49M
$2.18M – $2.91M
NOI $174,337 @ 7.0% cap · market cap 9.42%
Theoretical Best
Multifamily LT 5
$6.54M
$5.73M – $7.63M
NOI $458,088 @ 7.0% cap · market cap 24.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Dock-high doors
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 02865, RI
17,902
Population
7,079
Households
2.5
Avg Household Size
45
Median Age
48%
College-Educated
92%
High-School Grad
16.5 sq mi
ZIP Area
1,085
Density / Sq Mi
$117,042
Median Household Income
$59,949
Median Earnings
$1,206
Median Rent
$427,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Free-standing office and warehouse space with three loading docks for flexible tenant operations or owner-use redevelopment.
Where is this flex space located?
The property is located at 6 Blackstone Valley Place Bldg. 4 Lincoln, RI.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Free‑standing office/flex building in Blackstone Center, built in 1986; Building 4 includes 2 condominium units (401 & 402) totaling 27,512 SF; Existing layout features offices on 2 levels plus warehouse space
