Mixed-Use Live-Work
For Sale
$975,000
1019 Main Rd, Tiverton, RI 02878
Corner mixed-use property with an upper 2-bedroom apartment and a street-level antique shop.
Property Size5,024 SF
Lot Size0.23 Acres
Price / SF$194.07
Days on Market43
Property Features for 1019 Main Rd
General Information
Standard status
Active
Size
5,024 SF
Lot size
0.23 Acres
Property subtype
Commercial
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$5,710
Building Details
Building Size
5,024 SF
Year Built
1930
Listing Agency:
Keller Williams South Watuppa
(413) 717-0635
Listed By:
Christine Xavier
Source:
Classifiedrealtygroup
Added: Jul 14
Changed: Aug 24
Last Checked: Aug 25 at 4:58AM
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 Keller Williams South Watuppa
Investment Insights
Based on property information with market context.
This mixed-use live-work property combines a street-level antique shop with an upper-level apartment under one roof. The apartment includes two bedrooms, two full bathrooms, an open-concept kitchen and living area, a separate dining room, a dedicated office space, and generous closet storage throughout. The street-level space is described as a turnkey antique shop and is being sold fully stocked with inventory included in the sale.
The property sits on a 0.23-acre corner lot along Main Road, which supports prominent street visibility for the retail component.
Offered for sale, the building totals 5,024 square feet and presents a single-owner configuration that can support either owner-occupied living with on-site retail operations or a residential income component alongside the existing business.
The property sits on a 0.23-acre corner lot along Main Road, which supports prominent street visibility for the retail component.
Offered for sale, the building totals 5,024 square feet and presents a single-owner configuration that can support either owner-occupied living with on-site retail operations or a residential income component alongside the existing business.
Key Highlights
- 5,024 SF mixed‑use property on a 0.23‑acre corner lot along Main Road
- Upper‑level apartment features 2 bedrooms and 2 full bathrooms with open‑concept kitchen and living area
- Apartment includes a separate dining room, dedicated office space, and generous closet storage
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
$83,912
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
8.61%
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%
$1,678,240
$1.7M
Cap Rate 7%
$1,198,743
$1.2M
Cap Rate 9%
$932,356
$932.4K
Market Conditions
NOI Build-Up for 5,024 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
$128.4K $25.56/SF
− Vacancy
−$8.5K −$1.70/SF
EGI
$119.9K $23.86/SF
− OpEx
−$36.0K −$7.16/SF
NOI
$83.9K $16.70/SF
Area
Newport County, RI
Vacancy
6.65%
Lease Rate
$25.56 /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%
$1,678,240
Cap Rate 7%
$1,198,743
Cap Rate 9%
$932,356
Alternative Uses
Best Use
Multifamily LT 5
$1.20M
$1.05M – $1.40M
NOI $83,912 @ 7.0% cap · market cap 8.61%
Second Best
Apartment 5plus
$1.07M
$932.8K – $1.24M
NOI $74,626 @ 7.0% cap · market cap 7.65%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Demographics for 02878, RI
16,359
Population
7,747
Households
2.1
Avg Household Size
50
Median Age
40%
College-Educated
93%
High-School Grad
29.1 sq mi
ZIP Area
562
Density / Sq Mi
$99,542
Median Household Income
$49,228
Median Earnings
$1,228
Median Rent
$367,400
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 - Corner mixed-use property with an upper 2-bedroom apartment and a street-level antique shop.
Where is this duplex located?
The property is located at 1019 Main Rd Tiverton, RI.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 5,024 SF mixed‑use property on a 0.23‑acre corner lot along Main Road; Upper‑level apartment features 2 bedrooms and 2 full bathrooms with open‑concept kitchen and living area; Apartment includes a separate dining room, dedicated office space, and generous closet storage
