Victorian Triplex with Solar
For Sale
$775,000
30 Whipple Street, Pawtucket, RI 02860
Three vacant residences support owner occupancy, multigenerational living, or placement into a rental program.
Property Size2,482 SF
Price / SF$312.25
Days on Market13
Property Features for 30 Whipple Street
General Information
Standard status
Active
Size
2,482 SF
Property subtype
MultiFamily
Units
Unit Mix
3 x 2BR/1BA
Multifamily Units
3
Additional Details
Highway Access
Yes
Amenities
central air
garden yard
solar system
Building Details
Year Built
1880
Buildings
1
Construction
Victorian
Listing Agency:
Domain Properties
(401) 331-7100
Listed By:
Pam Hanson Carbone · License #REB.0018369
(401) 864-3432
Source:
Lockandkeyre
Added: Sep 15
Changed: Sep 26
Last Checked: Sep 26 at 9:56AM
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 Domain Properties
Investment Insights
Based on property information with market context.
Built in 1880, this Victorian triplex contains three residences, each with two bedrooms and one full bathroom. The first and second floors have been used together as an owner’s residence, while all three units will transfer vacant. Period architectural features are paired with modern updates, including central air on the first and second floors. Lead certificates are in place, and the fully paid-off solar system generates annual income.
The property includes a private garden yard and is located on Whipple Street in Pawtucket’s Oak Hill neighborhood. Highway access is convenient, with Providence and Boston identified as accessible commuting destinations. The layout offers flexibility for an owner occupant, multigenerational household, or rental operation without changing the building’s three-unit configuration.
The property includes a private garden yard and is located on Whipple Street in Pawtucket’s Oak Hill neighborhood. Highway access is convenient, with Providence and Boston identified as accessible commuting destinations. The layout offers flexibility for an owner occupant, multigenerational household, or rental operation without changing the building’s three-unit configuration.
Key Highlights
- Three‑unit Victorian property built in 1880
- Each residence includes 2 bedrooms and 1 full bath
- All three units will be conveyed vacant
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
$41,326
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
5.33%
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%
$826,520
$826.5K
Cap Rate 7%
$590,371
$590.4K
Cap Rate 9%
$459,178
$459.2K
Market Conditions
NOI Build-Up for 2,482 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
$63.1K $25.44/SF
− Vacancy
−$4.1K −$1.65/SF
EGI
$59.0K $23.79/SF
− OpEx
−$17.7K −$7.14/SF
NOI
$41.3K $16.65/SF
Area
Providence County, RI
Vacancy
6.50%
Lease Rate
$25.44 /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%
$826,520
Cap Rate 7%
$590,371
Cap Rate 9%
$459,178
Alternative Uses
Best Use
Multifamily LT 5
$590.4K
$516.6K – $688.8K
NOI $41,326 @ 7.0% cap · market cap 5.33%
Second Best
Apartment 5plus
$468.5K
$410.0K – $546.6K
NOI $32,798 @ 7.0% cap · market cap 4.23%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,669
Businesses Nearby
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Three vacant residences support owner occupancy, multigenerational living, or placement into a rental program.
Where is this triplex located?
The property is located at 30 Whipple Street Pawtucket, RI.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Three‑unit Victorian property built in 1880; Each residence includes 2 bedrooms and 1 full bath; All three units will be conveyed vacant
