Mixed-Use Property with
For Sale
$1,599,000
Pending
30 Bradford Street, Bristol, RI 02809
Commercial/Business,Commercial Sale, Bristol, RI
Property Size5,120 SF
Lot Size0.12 Acres
Days on Market86
Property Features for 30 Bradford Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
W
Parking
7
Lot features
Local Historic District, Downtown, Historic
Standard status
Pending
Size
5,120 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9355
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Amenities
central air conditioning
Building Details
Year built
1890
Floors in Building
2
Number of units
6
Listing Agency:
Re/Max River's Edge - Bristol · RE/MAX International
(401) 254-1776
Listed By:
Tracey Mulvey · License #RES.0040828
(401) 835-8502
Added: May 29
Changed: Aug 19
Last Checked: Aug 22 at 2:06AM
MLS# 1413853
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 5,120-square-foot mixed-use building, constructed in 1890, includes a commercial unit and two residential apartments. The commercial portion provides a lobby, central hallway, two additional rooms, three private offices, a shared half bath, and two storefront windows. One apartment includes an open living and kitchen area, marble countertops, stainless steel appliances, two bedrooms, office and laundry space, five skylights, and a full bath. The townhouse-style loft has a separate rear entry, two bedrooms, a primary suite with private bath, another full bath with laundry, and two levels of living space.
Central air serves the property, with off-street parking for seven vehicles. The site encompasses 0.12 acres and has public sewer. Located in Bristol’s downtown waterfront historic district, the property is near galleries, antique shops, boutiques, cafes, restaurants, marinas, the bike path, Colt State Park, and the local parade route.
Central air serves the property, with off-street parking for seven vehicles. The site encompasses 0.12 acres and has public sewer. Located in Bristol’s downtown waterfront historic district, the property is near galleries, antique shops, boutiques, cafes, restaurants, marinas, the bike path, Colt State Park, and the local parade route.
Key Highlights
- 5,120 SF mixed‑use property with two residential apartments and commercial space
- Commercial unit includes three private offices, two additional rooms, lobby, hallway, and shared half bath
- Two‑bedroom apartment features five skylights, renovated kitchen, marble countertops, and stainless steel appliances
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
$77,657
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
4.86%
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%
$1,553,140
$1.6M
Cap Rate 7%
$1,109,386
$1.1M
Cap Rate 9%
$862,856
$862.9K
Market Conditions
NOI Build-Up for 5,120 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
$150.5K $29.40/SF
− Vacancy
−$9.3K −$1.82/SF
EGI
$141.2K $27.58/SF
− OpEx
−$63.5K −$12.41/SF
NOI
$77.7K $15.17/SF
Area
Bristol County, RI
Vacancy
6.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$1,553,140
Cap Rate 7%
$1,109,386
Cap Rate 9%
$862,856
Alternative Uses
Best Use
Apartment 5plus
$1.11M
$970.7K – $1.29M
NOI $77,657 @ 7.0% cap · market cap 4.86%
Second Best
Retail
$1.09M
$952.8K – $1.27M
NOI $76,223 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,904 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
643
Businesses Nearby
Explore this area
Business Placement
Demographics for 02809, RI
22,493
Population
9,670
Households
2.3
Avg Household Size
44
Median Age
46%
College-Educated
92%
High-School Grad
9.8 sq mi
ZIP Area
2,295
Density / Sq Mi
$96,005
Median Household Income
$41,266
Median Earnings
$1,352
Median Rent
$447,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The building combines commercial space, two residences, central air, and off-street parking.
Where is this mixed-use property located?
The property is located at 30 Bradford Street Bristol, RI.
What is the asking price?
The asking price for this property is $1,599,000.
What are key features of this property?
This property features: 5,120 SF mixed‑use property with two residential apartments and commercial space; Commercial unit includes three private offices, two additional rooms, lobby, hallway, and shared half bath; Two‑bedroom apartment features five skylights, renovated kitchen, marble countertops, and stainless steel appliances
