Two-Unit Duplex with
For Sale
$400,000
Pending
202 Brewster Street, Pawtucket, RI 02860
Residential Income, Pawtucket, RI
Property Size1,370 SF
Lot Size0.11 Acres
Days on Market15
Property Features for 202 Brewster Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 1, Basement
Parking
4
Parking features
None
Patio and Porch features
Patio, Porch
Interior features
Wall (Dry Wall), Stairs, Plumbing (Mixed), Insulation (Walls)
Exterior features
Breezeway, Porch, Screened Pch/Patio/Dck/Brzwy
Basement
Full, Unfinished
Appliances
Dishwasher, Dryer, Microwave, Oven, Range, Refrigerator, Washer, Gas Water Heater
Subdivision
Memorial Hospital
Lot features
Fenced
Standard status
Pending
Size
1,370 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4562
Utilities
Sewer type
Public Sewer
Heating system
Steam, Baseboard, Natural Gas
Amenities
Refrigerator
Dishwasher
Gas Stove
ceiling fans
porch
hardwoods
gas heat
full basement
2 Washers
2 Dryers
2 Electric Services
large fenced in yard
Building Details
Year built
1914
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Dry Wall, Vinyl Siding
Listing Agency:
Keller Williams Coastal · Keller Williams Realty
(401) 845-9200
Listed By:
Dennis Warburton
(401) 573-8366
Added: Sep 13
Changed: Sep 26
Last Checked: Sep 27 at 12:06PM
MLS# 1423086
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.
Built in 1914, this 1,370-square-foot duplex has two distinct floor layouts. The first floor includes one bedroom, one bathroom, a double parlor, and a porch; upstairs are two bedrooms and one bathroom, including an updated bath. Hardwood flooring and natural gas heat serve the home, and the full basement contains two washers, two dryers, and two electric services. A fenced yard is also part of the property.
The 0.11-acre parcel is diagonally across from Memorial Hospital Center for Primary Care, with access to Route 95. The property has a dishwasher, refrigerator, gas stove, ceiling fans, and a patio.
The 0.11-acre parcel is diagonally across from Memorial Hospital Center for Primary Care, with access to Route 95. The property has a dishwasher, refrigerator, gas stove, ceiling fans, and a patio.
Key Highlights
- Two dwelling levels: first floor has 1 bedroom and 1 bathroom; second floor has 2 bedrooms and 1 bathroom
- 1,370 square feet on a 0.11‑acre lot
- Full basement with 2 washers, 2 dryers, and 2 electric services
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Separate floor layouts provide a one-bedroom apartment and a second residence with two bedrooms.
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: Two dwelling levels: first floor has 1 bedroom and 1 bathroom; second floor has 2 bedrooms and 1 bathroom; 1,370 square feet on a 0.11‑acre lot; Full basement with 2 washers, 2 dryers, and 2 electric services
