Triplex with Private Yard and
For Sale
Under Contract
$1,249,000
247 W Main Road, Middletown, RI 02842
Residential Income, Middletown, RI
Property Size2,858 SF
Lot Size0.44 Acres
Price / SF$437.02
Days on Market52
Property Features for 247 W Main Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
OBA
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 1, Bathroom 3, Basement, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3
Parking
14
Window features
Storm Window(s)
Patio and Porch features
Deck, Patio
Interior features
Wall (Dry Wall), Attic, Plumbing (Mixed), Insulation (Floors), Insulation (Unknown), Insulation (Walls)
Exterior features
Deck, Screened Pch/Patio/Dck/Brzwy
Fireplace
1
Basement
Unfinished, Storage Space, Full
Appliances
Electric Water Heater, Dishwasher, Oven/Range, Refrigerator, Washer
Subdivision
Two Mile Corner
Lot features
Paved Driveway, Sidewalks
Standard status
Active Under Contract
Size
2,858 SF
Lot size
0.44 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
10178
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Oil
Building Details
Year built
1945
Floors in Building
1
Number of units
3
Flooring type
Tile - Ceramic, Vinyl, Carpet, Hardwood, Marble
Building materials
Dry Wall, Brick, Masonry, Wood
Listing Agency:
William Raveis Inspire
(401) 846-3800
Listed By:
Jeanne Allen · License #3015
(401) 864-2752
Added: Jul 25
Changed: Sep 13
Last Checked: Sep 14 at 8:06PM
MLS# 1418571
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.
This triplex offering includes a single-family home set back from the road with a private yard and mature shrubbery, plus a spacious 2-car garage and plenty of parking. The property includes deck and patio features, and it has a fireplace.
Built in 1945, the home totals 2,858 square feet and sits on a 0.44-acre lot. Heating is oil-based. Utilities include water available, and sewer service is public sewer. Interior finishes include drywall, tile/carpet/marble/vinyl/hardwood flooring, and the layout includes multiple bedrooms, bathrooms, and a basement.
Exterior construction materials include brick, masonry, and wood. Appliances include an electric water heater, dishwasher, oven/range, refrigerator, and washer.
Built in 1945, the home totals 2,858 square feet and sits on a 0.44-acre lot. Heating is oil-based. Utilities include water available, and sewer service is public sewer. Interior finishes include drywall, tile/carpet/marble/vinyl/hardwood flooring, and the layout includes multiple bedrooms, bathrooms, and a basement.
Exterior construction materials include brick, masonry, and wood. Appliances include an electric water heater, dishwasher, oven/range, refrigerator, and washer.
Key Highlights
- Set back from the road with a private yard and mature shrubbery
- Two‑car garage plus plenty of parking
- 2,858 square feet on a 0.44‑acre lot
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
$47,735
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
3.82%
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%
$954,700
$954.7K
Cap Rate 7%
$681,929
$681.9K
Cap Rate 9%
$530,389
$530.4K
Market Conditions
NOI Build-Up for 2,858 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
$73.1K $25.56/SF
− Vacancy
−$4.9K −$1.70/SF
EGI
$68.2K $23.86/SF
− OpEx
−$20.5K −$7.16/SF
NOI
$47.7K $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%
$954,700
Cap Rate 7%
$681,929
Cap Rate 9%
$530,389
Alternative Uses
Best Use
Multifamily LT 5
$681.9K
$596.7K – $795.6K
NOI $47,735 @ 7.0% cap · market cap 3.82%
Second Best
Apartment 5plus
$606.5K
$530.7K – $707.6K
NOI $42,453 @ 7.0% cap · market cap 3.40%
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
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
684
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Multifamily property - Triplex with private yard, two-car garage, oil heat, and public sewer.
Where is this multifamily property located?
The property is located at 247 W Main Road Middletown, RI.
What is the asking price?
The asking price for this property is $1,249,000.
What are key features of this property?
This property features: Set back from the road with a private yard and mature shrubbery; Two‑car garage plus plenty of parking; 2,858 square feet on a 0.44‑acre lot
