Mixed-Use Property with Income
For Sale
$1,400,000
28-30-32 Main Rd, Tiverton, RI 02878
Three buildings with 13 rentable units, below-market rents.
Property Size13,223 SF
Lot Size0.44 Acres
Price / SF$105.88
Days on Market153
Property Features for 28-30-32 Main Rd
General Information
Standard status
Active
Size
13,223 SF
Lot size
0.44 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$7,899
Building Details
Year Built
1900
Listing Agency:
Maryah Abosso
(401) 301-1123
Listed By:
Cesar Patricio
(401) 301-1123
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 6:08AM
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 Maryah Abosso
Investment Insights
Based on property information with market context.
This property features three income-generating buildings. The first building, a mixed-use structure at 28-32 Main Rd, includes four residential units totaling 4,270 sq ft and two retail storefront units totaling 1,522 sq ft. The second building, located at 36 Main Rd, contains a 2,748 sq ft storefront unit that could be divided into two units, along with a storage room and bathroom. Behind the storefront are two garage units offering 2,457 sq ft. The third building, at 27 Rock St, comprises three garage units and an office loft area above, with each floor providing 1,118 sq ft. In total, the property offers 13 rentable units, currently grossing $98,280 annually with below-market rents.
Key Highlights
- Three income‑generating buildings on one lot.
- Thirteen rentable units grossing $98,280 annually.
- Mixed‑use building with four residential units and two retail storefronts.
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
$81,753
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
5.84%
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%
$1,635,060
$1.6M
Cap Rate 7%
$1,167,900
$1.2M
Cap Rate 9%
$908,367
$908.4K
Market Conditions
NOI Build-Up for 13,223 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
$131.7K $9.96/SF
− Vacancy
−$5.9K −$0.45/SF
EGI
$125.8K $9.51/SF
− OpEx
−$44.0K −$3.33/SF
NOI
$81.8K $6.18/SF
Area
Newport County, RI
Vacancy
4.50%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$1,635,060
Cap Rate 7%
$1,167,900
Cap Rate 9%
$908,367
Alternative Uses
Best Use
Apartment 5plus
$2.81M
$2.46M – $3.27M
NOI $196,414 @ 7.0% cap · market cap 14.03%
Second Best
Retail
$2.13M
$1.86M – $2.49M
NOI $149,199 @ 7.0% cap · market cap 10.66%
Theoretical Best
Multifamily LT 5
$3.16M
$2.76M – $3.68M
NOI $220,853 @ 7.0% cap · market cap 15.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
259
Businesses Nearby
Explore this area
Business Placement
Demographics for 02878, RI
16,359
Population
7,747
Households
2.1
Avg Household Size
50
Median Age
40%
College-Educated
93%
High-School Grad
29.1 sq mi
ZIP Area
562
Density / Sq Mi
$99,542
Median Household Income
$49,228
Median Earnings
$1,228
Median Rent
$367,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three buildings with 13 rentable units, below-market rents.
Where is this mixed-use property located?
The property is located at 28-30-32 Main Rd Tiverton, RI.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Three income‑generating buildings on one lot.; Thirteen rentable units grossing $98,280 annually.; Mixed‑use building with four residential units and two retail storefronts.
