Two-Unit Duplex With
For Sale
$724,900
19 Vincent St, Middletown, RI 02842
MULTI_FAMILY - Middletown, RI
Property Size1,555 SF
Lot Size0.57 Acres
Price / SF$466.17
Days on Market8
Property Features for 19 Vincent St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R10
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bathroom 1
Parking
4
Directions
Please use GPS
Standard status
Active
APN
M:0108 B:NW L:21,91022
Size
1,555 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6414
Amenities
laundry in units
large yard
off-street parking
Building Details
Year built
1954
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 677-3233
Added: Aug 3
Changed: Aug 8
Last Checked: Aug 10 at 5:06AM
MLS# 73560881
Copyright © 2026 MLS Property Information Network 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 side-by-side duplex contains two residential units within 1,555 square feet. Each unit offers two bedrooms, four rooms, a full bathroom, and dedicated laundry. Both units received light updating within the past four years, and the property includes off-street parking and a large yard.
Set on 0.57 acres along a quiet dead-end street near the Middletown-Newport line, the property is zoned R10. Constructed in 1954, the duplex provides a two-unit configuration with separate living spaces and outdoor area.
Set on 0.57 acres along a quiet dead-end street near the Middletown-Newport line, the property is zoned R10. Constructed in 1954, the duplex provides a two-unit configuration with separate living spaces and outdoor area.
Key Highlights
- Two‑unit side‑by‑side duplex with 1,555 square feet
- Each unit includes 2 bedrooms, 4 rooms, a full bath, and laundry
- Light updating completed in both units within the past four years
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
$25,972
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
3.58%
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%
$519,440
$519.4K
Cap Rate 7%
$371,029
$371.0K
Cap Rate 9%
$288,578
$288.6K
Market Conditions
NOI Build-Up for 1,555 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
$39.7K $25.56/SF
− Vacancy
−$2.6K −$1.70/SF
EGI
$37.1K $23.86/SF
− OpEx
−$11.1K −$7.16/SF
NOI
$26.0K $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%
$519,440
Cap Rate 7%
$371,029
Cap Rate 9%
$288,578
Alternative Uses
Best Use
Multifamily LT 5
$371.0K
$324.7K – $432.9K
NOI $25,972 @ 7.0% cap · market cap 3.58%
Second Best
Apartment 5plus
$330.0K
$288.7K – $385.0K
NOI $23,098 @ 7.0% cap · market cap 3.19%
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
Location Intelligence
Trade Area within ½ mile
572
Businesses Nearby
Explore this area
Business Placement
Demographics for 02842, RI
17,115
Population
8,255
Households
2.1
Avg Household Size
43
Median Age
49%
College-Educated
96%
High-School Grad
12.5 sq mi
ZIP Area
1,369
Density / Sq Mi
$97,650
Median Household Income
$47,307
Median Earnings
$1,906
Median Rent
$536,600
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 - Side-by-side units provide in-unit laundry, full baths, and off-street parking.
Where is this duplex located?
The property is located at 19 Vincent St Middletown, RI.
What is the asking price?
The asking price for this property is $724,900.
What are key features of this property?
This property features: Two‑unit side‑by‑side duplex with 1,555 square feet; Each unit includes 2 bedrooms, 4 rooms, a full bath, and laundry; Light updating completed in both units within the past four years
