Signalized Corner Commercial
For Sale
$1,999,900
2077 West Shore, Warwick, RI 02889
Signalized corner parcel with existing commercial improvements and two included addresses.
Property Size9,460 SF
Price / SF$211.41
Days on Market8
Property Features for 2077 West Shore
General Information
Standard status
Active
Size
9,460 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$27,414
Amenities
Central air
Corner Lot
Central Air Cooling
Circuit Breakers
Forced Air Heating
Gas Heating
Building Details
Year Built
1987
Listing Agency:
RE/MAX PROPERTIES
(401) 232-3900
Listed By:
KARL MARTONE · License #145726
Source:
Corcoran
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 10 at 3:16AM
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 RE/MAX PROPERTIES
Investment Insights
Based on property information with market context.
This 1.43-acre commercial land offering includes approximately 14,000 square feet of existing building space. The improvements were constructed in 1987, giving the property an established physical presence while retaining its underlying land component.
The property comprises 2077 West Shore Road and 250 Oakland Beach Road in Warwick, Rhode Island. Its position at a signalized corner provides controlled intersection access and prominent exposure along the surrounding commercial corridor. The offering is suited to parties evaluating a land-and-improvement configuration with existing building area and a two-address assemblage.
The property comprises 2077 West Shore Road and 250 Oakland Beach Road in Warwick, Rhode Island. Its position at a signalized corner provides controlled intersection access and prominent exposure along the surrounding commercial corridor. The offering is suited to parties evaluating a land-and-improvement configuration with existing building area and a two-address assemblage.
Key Highlights
- 1.43‑acre commercial land parcel
- Approximately 14,000 square feet of existing building space
- Signalized corner location
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
$122,289
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
6.11%
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%
$2,445,780
$2.4M
Cap Rate 7%
$1,746,986
$1.7M
Cap Rate 9%
$1,358,767
$1.4M
Market Conditions
NOI Build-Up for 9,460 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
$179.4K $18.96/SF
− Vacancy
−$4.7K −$0.49/SF
EGI
$174.7K $18.47/SF
− OpEx
−$52.4K −$5.54/SF
NOI
$122.3K $12.93/SF
Area
Kent County, RI
Vacancy
2.60%
Lease Rate
$18.96 /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%
$2,445,780
Cap Rate 7%
$1,746,986
Cap Rate 9%
$1,358,767
Alternative Uses
Best Use
Retail
$1.75M
$1.53M – $2.04M
NOI $122,289 @ 7.0% cap · market cap 6.11%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.37M
$2.07M – $2.76M
NOI $165,853 @ 7.0% cap · market cap 8.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
252
Businesses Nearby
22k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
11,645 visits/mo
0.2 miles
7-Eleven
Shops & Services
8,778 visits/mo
0.1 miles
U-Haul
Shops & Services
1,134 visits/mo
0.1 miles
Demographics for 02889, RI
28,277
Population
11,947
Households
2.4
Avg Household Size
44
Median Age
26%
College-Educated
91%
High-School Grad
8.5 sq mi
ZIP Area
3,327
Density / Sq Mi
$85,617
Median Household Income
$50,988
Median Earnings
$1,216
Median Rent
$299,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Signalized corner parcel with existing commercial improvements and two included addresses.
Where is this commercial land located?
The property is located at 2077 West Shore Warwick, RI.
What is the asking price?
The asking price for this property is $1,999,900.
What are key features of this property?
This property features: 1.43‑acre commercial land parcel; Approximately 14,000 square feet of existing building space; Signalized corner location
