Medical Office
For Sale
$259,900
203-725 Reservoir Ave, Cranston, RI 02910
C-4 zoning supports healthcare, clinic, and professional office applications.
Property Size1,872 SF
Price / SF$138.84
Days on Market10
Property Features for 203-725 Reservoir Ave
General Information
Standard status
Active
Size
1,872 SF
Zoning
C-4
Taxes and HOA fees
Annual Taxes
$6,429
Listing Agency:
Albert Realty Inc., REALTORS
(401) 944-3377
Listed By:
Scaralia Group
(401) 464-6464
Source:
Exprealty
Added: Sep 1
Changed: Sep 5
Last Checked: Sep 9 at 9:00PM
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 Albert Realty Inc., REALTORS
Investment Insights
Based on property information with market context.
This 1,872-square-foot medical office unit is located within an established office building at 203-725 Reservoir Ave in Cranston, Rhode Island. The property carries C-4 zoning and is presented for healthcare providers, specialized clinics, and professional firms. Its medical-office classification and commercial setting align with practices seeking a dedicated space for ongoing operations and ownership.
Key Highlights
- 1,872‑square‑foot medical office unit
- Located within an established office building
- C‑4 zoning
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
$18,139
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
6.98%
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%
$362,780
$362.8K
Cap Rate 7%
$259,129
$259.1K
Cap Rate 9%
$201,544
$201.5K
Market Conditions
NOI Build-Up for 1,872 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
$33.7K $18.00/SF
− Vacancy
−$3.5K −$1.85/SF
EGI
$30.2K $16.15/SF
− OpEx
−$12.1K −$6.46/SF
NOI
$18.1K $9.69/SF
Area
Providence County, RI
Vacancy
10.28%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
40.00%
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%
$362,780
Cap Rate 7%
$259,129
Cap Rate 9%
$201,544
Alternative Uses
Best Use
Office B
$345.7K
$302.5K – $403.3K
NOI $24,197 @ 7.0% cap · market cap 9.31%
Second Best
Healthcare Medical
$259.1K
$226.7K – $302.3K
NOI $18,139 @ 7.0% cap · market cap 6.98%
Theoretical Best
Multifamily LT 5
$445.3K
$389.6K – $519.5K
NOI $31,170 @ 7.0% cap · market cap 11.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,253
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02910, RI
21,907
Population
9,319
Households
2.4
Avg Household Size
39
Median Age
30%
College-Educated
90%
High-School Grad
3.4 sq mi
ZIP Area
6,443
Density / Sq Mi
$85,909
Median Household Income
$47,538
Median Earnings
$1,385
Median Rent
$302,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - C-4 zoning supports healthcare, clinic, and professional office applications.
Where is this medical office space located?
The property is located at 203-725 Reservoir Ave Cranston, RI.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: 1,872‑square‑foot medical office unit; Located within an established office building; C‑4 zoning
