Corner-Lot Duplex with Off-Street
For Sale
$400,000
Pending
202 Brewster Street, Pawtucket, RI 02860
Two-level duplex with a fenced yard, full basement, gas heat, and convenient Route 95 access.
Property Size1,370 SF
Days on Market13
Property Features for 202 Brewster Street
General Information
Standard status
Pending
Size
1,370 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
2BR/1BA, 1BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
double parlor
ceiling fans
porch
hardwoods
gas heat
full basement
large fenced in yard
Building Details
Year Built
1914
Listing Agency:
Keller Williams Coastal
Listed By:
Dennis Warburton · License #13592
Source:
Lavonnelopes
Added: Sep 15
Changed: Sep 19
Last Checked: Sep 26 at 4:18AM
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 Coastal
Investment Insights
Based on property information with market context.
Built in 1914, this duplex offers a two-bedroom, one-bath first-floor unit with a double parlor, hardwood floors, ceiling fans, and a porch. The second-floor unit includes one bedroom and one bathroom, along with an updated bathroom and ceiling fans. Gas heat serves the property, which also includes a full basement.
The home occupies a corner lot with a large fenced yard and four off-street parking spots. It is positioned diagonally across from Memorial Hospital Center for Primary Care in Pawtucket, with convenient access to Route 95. The property is owner occupied.
The home occupies a corner lot with a large fenced yard and four off-street parking spots. It is positioned diagonally across from Memorial Hospital Center for Primary Care in Pawtucket, with convenient access to Route 95. The property is owner occupied.
Key Highlights
- Duplex with 2‑bed, 1‑bath first‑floor unit and one‑bed, one‑bath second‑floor unit
- Updated bathroom on the second floor
- Four off‑street parking spots
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
$22,811
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
5.70%
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%
$456,220
$456.2K
Cap Rate 7%
$325,871
$325.9K
Cap Rate 9%
$253,456
$253.5K
Market Conditions
NOI Build-Up for 1,370 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
$34.9K $25.44/SF
− Vacancy
−$2.3K −$1.65/SF
EGI
$32.6K $23.79/SF
− OpEx
−$9.8K −$7.14/SF
NOI
$22.8K $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%
$456,220
Cap Rate 7%
$325,871
Cap Rate 9%
$253,456
Alternative Uses
Best Use
Multifamily LT 5
$325.9K
$285.1K – $380.2K
NOI $22,811 @ 7.0% cap · market cap 5.70%
Second Best
Apartment 5plus
$258.6K
$226.3K – $301.7K
NOI $18,104 @ 7.0% cap · market cap 4.53%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,062
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level duplex with a fenced yard, full basement, gas heat, and convenient Route 95 access.
Where is this duplex located?
The property is located at 202 Brewster Street Pawtucket, RI.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Duplex with 2‑bed, 1‑bath first‑floor unit and one‑bed, one‑bath second‑floor unit; Updated bathroom on the second floor; Four off‑street parking spots
