Mixed-Use Building with
For Sale
$1,599,000
30 Bradford Street Bristol, Bristol, RI 02809
Restored mixed-use property combining storefront-facing commercial space with two residential apartments.
Property Size5,724 SF
Price / SF$279.35
Days on Market67
Property Features for 30 Bradford Street Bristol
General Information
Standard status
Active
Size
5,724 SF
Zoning
W
Lease Type
Gross
Net Operating Income
$75,845
Units
Multifamily Units
2
Office Units
3
Taxes and HOA fees
Annual Taxes
$9,355
Building Details
Building Size
5,724 SF
Year Built
1890
Tenancy
Multi
Listing Agency:
RE/MAX River's Edge
(508) 501-1443
Listed By:
Debra Viveiros · License #RES.0040828
(508) 501-1443
Source:
Milestonerealtyinc
Added: Jun 4
Changed: Aug 8
Last Checked: Jun 5 at 1:50AM
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 River's Edge
Investment Insights
Based on property information with market context.
This restored mixed-use building includes a main lobby and central hallway anchored by two storefront windows, leading to a large commercial unit. The commercial space is configured with two additional rooms, three private offices, and a shared half bath. The property also features two residential apartments on the second floor.
The updated second-floor apartment offers a bright open-concept living layout with five skylights, a renovated kitchen with marble countertops and stainless steel appliances, two spacious bedrooms, and an office/laundry area plus a full bath. The townhouse-style loft apartment includes a private rear entrance, open living space with two skylights, two bedrooms with a primary suite that has a private bath, and an additional full bath with laundry.
Situated in the waterfront historic district of downtown Bristol, the storefront frontage provides visibility for office or retail-oriented users, while the two apartments support flexible live-work or owner-occupant scenarios. The internal office layout, shared half bath, and multiple room configuration can accommodate a range of professional business needs alongside residential use.
The updated second-floor apartment offers a bright open-concept living layout with five skylights, a renovated kitchen with marble countertops and stainless steel appliances, two spacious bedrooms, and an office/laundry area plus a full bath. The townhouse-style loft apartment includes a private rear entrance, open living space with two skylights, two bedrooms with a primary suite that has a private bath, and an additional full bath with laundry.
Situated in the waterfront historic district of downtown Bristol, the storefront frontage provides visibility for office or retail-oriented users, while the two apartments support flexible live-work or owner-occupant scenarios. The internal office layout, shared half bath, and multiple room configuration can accommodate a range of professional business needs alongside residential use.
Key Highlights
- Built in 1890, restored mixed‑use property with storefront‑facing commercial space plus two residential apartments
- Commercial space features storefront windows, main lobby and central hallway, large unit with two additional rooms, and three private offices
- Commercial level includes a shared half bath
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
$97,945
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
6.13%
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%
$1,958,900
$2.0M
Cap Rate 7%
$1,399,214
$1.4M
Cap Rate 9%
$1,088,278
$1.1M
Market Conditions
NOI Build-Up for 5,724 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
$154.5K $27.00/SF
− Vacancy
−$24.0K −$4.19/SF
EGI
$130.6K $22.81/SF
− OpEx
−$32.6K −$5.70/SF
NOI
$97.9K $17.11/SF
Area
Bristol County, RI
Vacancy
15.50%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,958,900
Cap Rate 7%
$1,399,214
Cap Rate 9%
$1,088,278
Alternative Uses
Best Use
Office B
$1.40M
$1.22M – $1.63M
NOI $97,945 @ 7.0% cap · market cap 6.13%
Second Best
Multifamily LT 5
$1.38M
$1.21M – $1.61M
NOI $96,656 @ 7.0% cap · market cap 6.04%
Theoretical Best
Office A
$1.91M
$1.68M – $2.23M
NOI $134,049 @ 7.0% cap · market cap 8.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
707
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Restored mixed-use property combining storefront-facing commercial space with two residential apartments.
Where is this live-work space located?
The property is located at 30 Bradford Street Bristol 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: Built in 1890, restored mixed‑use property with storefront‑facing commercial space plus two residential apartments; Commercial space features storefront windows, main lobby and central hallway, large unit with two additional rooms, and three private offices; Commercial level includes a shared half bath
