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    176 RAILROAD Lincoln, RI 2838

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    For Sale
    $4,637,000

    34-unit multifamily portfolio plus commercial and detached garages.

    Type:Commercial
    Property size:
    52,658 SF
    Lot size:
    1.75 Acres
    Price / SF:
    $88/SF
    Added:
    Apr 21, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 21 at 8:11 pm

    Property Features for 176 RAILROAD

    General Information

    Standard status
    Active
    Size
    52,658 SF
    Lot size
    1.75 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1900

    We can help!

    Listing Contact
    JAMES LUTH
    JAMES LUTH

    Listing agent JAMES LUTH

    Listing office HERE REALTY

    Listing date Apr 21, 2026

    Source Corcoran

    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 HERE REALTY

    Overview

    Multifamily Portfolio with Garages

    This portfolio package features a 34-unit multifamily property across six Rhode Island locations, accompanied by 11 commercial garage bays at 0 Parker St in Woonsocket and an additional 7 detached garages at 62 Spring St in Lincoln. The unit mix comprises 2 one-bedroom units, 12 two-bedroom units, 17 three-bedroom units, and 3 four-bedroom units, totaling 89 bedrooms. The properties aggregate 52,658 square feet on 1.75 acres. The occupancy rate is 94.1 percent, with 32 of 34 units currently occupied. The gross income for 2025 is $522,466. The properties include: 176-180 Railroad in Lincoln, a 9-unit building with 13,073 square feet on 0.20 acres, constructed in 1900, featuring vinyl siding and hip roofs, with a new roof installed in 2023; 48-56 Providence plus 0 Parker in Woonsocket, offering 7 units and 11 garage bays, totaling 8,868 square feet on 0.66 acres, built in 1900; 372 Old River in Lincoln, a 7-unit building with 11,442 square feet on 0.42 acres, constructed in 1920, with gas boilers replaced between 2019 and 2021, and a detached garage; 60 Spring in Lincoln, a 5-unit building with 12,666 square feet on 0.15 acres, built in 1900, featuring vaulted ceilings and skylights, with a new flat roof planned for 2025; 54 Spring in Lincoln, a 3-unit townhouse-style building with 2,604 square feet on 0.12 acres, constructed in 1890; and 62 Spring in Lincoln, a 3-unit building with an additional 7 detached garages, totaling 4,005 square feet on 0.20 acres, built in 1900. The properties can be sold individually or as a package.
    Location Intelligence

    Current Use by Public Records

    Parking lots & garages

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Lincoln
    County
    Providence
    State
    Rhode Island
    Longitude
    -71.4769177
    Latitude
    41.9728342

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    FAQs

    What type of property is this?
    Apartment building - 34-unit multifamily portfolio plus commercial and detached garages.
    Where is this apartment building located?
    The property is located at 176 RAILROAD Lincoln, RI.
    What is the asking price?
    The asking price for this property is $4,637,000.
    What are key features of this property?
    This property features: Portfolio package of 34 multifamily units across 6 Rhode Island properties, plus 18 commercial/detached garage bays.; High occupancy rate of 94.1% (32 of 34 units occupied).; Substantial gross income of $522,466 in 2025.
    (401) 862-1251
    We can help!
    Listing Contact
    JAMES LUTH
    JAMES LUTH
    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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