Industrial Warehouse With Loading
For Sale
$1,700,000
27 Privet Street, Pawtucket, RI 02860
Commercial/Business,Commercial Sale, Pawtucket, RI
Property Size28,500 SF
Lot Size1.52 Acres
Price / SF$59.65
Days on Market547
Property Features for 27 Privet Street
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
RM
Rooms
Basement
Parking
100
Basement
Partial
Lot features
Free Standing
Standard status
Active
Lot size
1.52 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
8893
Utilities
Heating system
Space Heater, Central, Forced Air
Building Details
Year built
1919
Floors in Building
2
Building materials
Brick, Frame
Listing Agency:
Re/Max Professionals · RE/MAX International
(401) 884-6050
Listed By:
Stacia Pietropaolo
(401) 286-5931
Added: Feb 25, 2025
Changed: Aug 19
Last Checked: Aug 26 at 1:06PM
MLS# 1378731
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 warehouse property contains approximately 28,500 square feet within a brick and frame building constructed in 1919. The improvements include two loading docks, a large drive-in door, sprinkler systems, a new roof, renovated office space, and a basement. Parking is available on the property, with entrances from both Privet Street and Palm Street.
The site is located in a residential multifamily zone identified as RM. Industrial use is grandfathered, and the property is positioned less than 1 mile from I-95. The building and site are also described as suitable for apartment conversion or residential redevelopment.
The site is located in a residential multifamily zone identified as RM. Industrial use is grandfathered, and the property is positioned less than 1 mile from I-95. The building and site are also described as suitable for apartment conversion or residential redevelopment.
Key Highlights
- Approximately 28,500 SF warehouse building
- Two loading docks and a large drive‑in door
- New roof and sprinkler systems
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
$148,727
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
8.75%
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%
$2,974,540
$3.0M
Cap Rate 7%
$2,124,671
$2.1M
Cap Rate 9%
$1,652,522
$1.7M
Market Conditions
NOI Build-Up for 28,500 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
$213.8K $7.50/SF
− Vacancy
−$1.3K −$0.05/SF
EGI
$212.5K $7.46/SF
− OpEx
−$63.7K −$2.24/SF
NOI
$148.7K $5.22/SF
Area
Providence County, RI
Vacancy
0.60%
Lease Rate
$7.50 /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%
$2,974,540
Cap Rate 7%
$2,124,671
Cap Rate 9%
$1,652,522
Alternative Uses
Best Use
Office B
$5.26M
$4.60M – $6.14M
NOI $368,385 @ 7.0% cap · market cap 21.67%
Second Best
Warehouse
$2.58M
$2.26M – $3.01M
NOI $180,597 @ 7.0% cap · market cap 10.62%
Theoretical Best
Multifamily LT 5
$6.78M
$5.93M – $7.91M
NOI $474,539 @ 7.0% cap · market cap 27.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
1
Drive-in doors
Yes
Sprinkler system
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
851
Businesses Nearby
Balanced
Demand for This Use
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Mullins & Crum — 26 Lonsdale Ave, Pawtucket, RI 02860
- Your Storage Place — 98 Newell Ave, Pawtucket, RI 02860
- Self-Storage at U-Haul — 125 Newell Ave, Pawtucket, RI 02860
- CubeSmart Self Storage — 602 Mineral Spring Ave, Pawtucket, RI 02860
- www.monvig.net — 100 Columbia Ave, Pawtucket, RI 02860
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse property with loading infrastructure, updated office areas, and access from two streets near I-95.
Where is this warehouse located?
The property is located at 27 Privet Street Pawtucket, RI.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Approximately 28,500 SF warehouse building; Two loading docks and a large drive‑in door; New roof and sprinkler systems
