Lead-Compliant Duplex with
For Sale
$529,000
128 Vincent Avenue, North Providence, RI 02904
Residential Income, North Providence, RI
Property Size2,111 SF
Lot Size0.10 Acres
Price / SF$250.59
Days on Market15
Property Features for 128 Vincent Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
NPRO
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 1, Basement, Bathroom 2, Bedroom 4, Bedroom 3
Parking
4
Parking features
None
Interior features
Wall (Cermaic), Wall (Dry Wall), Wall (Plaster), Wall (Wood), Insulation (Unknown)
Basement
Partially Finished, Storage Space, Full
Appliances
Gas Water Heater, Dishwasher, Dryer, Oven/Range, Refrigerator, Washer
Standard status
Active
Size
2,111 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5548
Utilities
Heating system
Baseboard, Steam, Oil, Natural Gas
Water source
Public
Amenities
above-ground pool
storage shed
solar panel system
Building Details
Year built
1900
Number of units
2
Flooring type
Laminate, Tile - Ceramic, Vinyl, Carpet
Building materials
Ceramic, Dry Wall, Plaster, Wood Wall(s), Vinyl Siding
Listing Agency:
Exp Realty
(888) 315-3445
Listed By:
Livin Group · License #49448
(617) 959-7793
Added: Aug 12
Changed: Aug 26
Last Checked: Aug 26 at 7:06AM
MLS# 1420507
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.
Investment Insights
Based on property information with market context.
This 2,111-square-foot duplex, built in 1900, includes a first-floor unit and a townhouse-style residence spanning the second and third floors. The upper unit provides an open kitchen, two upper-level bedrooms, substantial storage, and a layout that can function as either a three-bedroom home or a two-bedroom residence with a separate dining room or office. The first-floor unit is lead compliant. A basement, ceramic tile, laminate, vinyl, and carpet flooring, along with gas water heating and oil-fired steam heat, are among the property’s existing features. The building has vinyl siding and a fully paid-off solar panel system.
Set on 0.1 acres in North Providence, the property includes a fenced backyard with an above-ground pool, storage shed, mature plantings, and flowers. Public water serves the property, and the location provides access to shopping, I-95, Route 146, and the Providence train station. The property is zoned NPRO.
Set on 0.1 acres in North Providence, the property includes a fenced backyard with an above-ground pool, storage shed, mature plantings, and flowers. Public water serves the property, and the location provides access to shopping, I-95, Route 146, and the Providence train station. The property is zoned NPRO.
Key Highlights
- 2,111 SF duplex on a 0.1‑acre lot
- First‑floor unit is lead compliant
- Townhouse‑style upper residence with flexible 3‑bedroom or 2‑bedroom‑plus‑dining‑room layout
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
$35,149
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
6.64%
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%
$702,980
$703.0K
Cap Rate 7%
$502,129
$502.1K
Cap Rate 9%
$390,544
$390.5K
Market Conditions
NOI Build-Up for 2,111 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
$53.7K $25.44/SF
− Vacancy
−$3.5K −$1.65/SF
EGI
$50.2K $23.79/SF
− OpEx
−$15.1K −$7.14/SF
NOI
$35.1K $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%
$702,980
Cap Rate 7%
$502,129
Cap Rate 9%
$390,544
Alternative Uses
Best Use
Multifamily LT 5
$502.1K
$439.4K – $585.8K
NOI $35,149 @ 7.0% cap · market cap 6.64%
Second Best
Apartment 5plus
$398.5K
$348.7K – $464.9K
NOI $27,896 @ 7.0% cap · market cap 5.27%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
651
Businesses Nearby
Explore this area
Business Placement
Demographics for 02904, RI
31,542
Population
14,483
Households
2.2
Avg Household Size
41
Median Age
32%
College-Educated
88%
High-School Grad
5.2 sq mi
ZIP Area
6,066
Density / Sq Mi
$64,637
Median Household Income
$47,040
Median Earnings
$1,217
Median Rent
$302,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with flexible owner’s quarters, private outdoor space, and access to I-95, Route 146, and Providence train service.
Where is this duplex located?
The property is located at 128 Vincent Avenue North Providence, RI.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: 2,111 SF duplex on a 0.1‑acre lot; First‑floor unit is lead compliant; Townhouse‑style upper residence with flexible 3‑bedroom or 2‑bedroom‑plus‑dining‑room layout
