Downtown Mixed-Use
For Sale
$1,599,000
Pending
30 Bradford Street, Bristol, RI 02809
Residential Income, Bristol, RI
Property Size5,120 SF
Lot Size0.12 Acres
Days on Market49
Property Features for 30 Bradford Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
W
Bedrooms
4
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bathroom 2, Bathroom 4, Bedroom 4, Bedroom 3, Bathroom 3, Bedroom 2, Bedroom 1, Bathroom 1
Parking
7
Parking features
None
Interior features
Plumbing (Mixed)
Appliances
Gas Water Heater, Dishwasher, Dryer, Oven/Range, Refrigerator, Washer
Lot features
Local Historic District, Fenced, Sidewalks
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
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Amenities
central air conditioning
Building Details
Year built
1890
Number of units
3
Flooring type
Hardwood
Building materials
Shingles
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: Jul 9
Changed: Aug 20
Last Checked: Aug 26 at 6:06AM
MLS# 1417434
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.
Built in 1890, this 5,120-square-foot mixed-use property combines two residential apartments with a substantial commercial component. The first-floor business area includes a lobby, central hallway, two additional rooms, three private offices, and a shared half bath. The updated second-floor apartment offers an open living area, renovated kitchen with marble countertops and stainless steel appliances, two bedrooms, office/laundry space, and a full bath. A separate loft-style apartment provides two bedrooms, including a primary suite with private bath, additional laundry, and two-level living space.
Located at 30 Bradford Street in downtown Bristol’s waterfront historic district, the property is positioned near art galleries, antique shops, boutiques, cafes, restaurants, bike paths, marinas, and Colt State Park. Central air conditioning, natural-gas forced-air heat, hardwood flooring, and public sewer serve the building. The property occupies 0.12 acres and is zoned W.
Located at 30 Bradford Street in downtown Bristol’s waterfront historic district, the property is positioned near art galleries, antique shops, boutiques, cafes, restaurants, bike paths, marinas, and Colt State Park. Central air conditioning, natural-gas forced-air heat, hardwood flooring, and public sewer serve the building. The property occupies 0.12 acres and is zoned W.
Key Highlights
- 5,120‑square‑foot mixed‑use property on 0.12 acres
- Two residential apartments plus first‑floor commercial space
- Commercial area includes three private offices and two additional rooms
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
$87,610
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
5.48%
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%
$1,752,200
$1.8M
Cap Rate 7%
$1,251,571
$1.3M
Cap Rate 9%
$973,444
$973.4K
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
$138.2K $27.00/SF
− Vacancy
−$21.4K −$4.19/SF
EGI
$116.8K $22.81/SF
− OpEx
−$29.2K −$5.70/SF
NOI
$87.6K $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%
$1,752,200
Cap Rate 7%
$1,251,571
Cap Rate 9%
$973,444
Alternative Uses
Best Use
Office B
$1.25M
$1.10M – $1.46M
NOI $87,610 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$1.11M
$970.7K – $1.29M
NOI $77,657 @ 7.0% cap · market cap 4.86%
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
Multi-tenant
Tenancy
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two apartments and flexible commercial space support live/work or investment use.
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‑square‑foot mixed‑use property on 0.12 acres; Two residential apartments plus first‑floor commercial space; Commercial area includes three private offices and two additional rooms
