Two-Unit Duplex with Detached
New
For Sale
$699,000
334 Middle Highway, Barrington, RI 02806
Two residential units feature eat-in kitchens, living rooms, full bathrooms, and separate water heaters.
Property Size2,082 SF
Lot Size1.71 Acres
Price / SF$335.73
Days on Market4
Property Features for 334 Middle Highway
General Information
Standard status
Active
Size
2,082 SF
Total Parking Spaces
2
Lot size
1.71 Acres
Property subtype
Multifamily
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Building Details
Year Built
1925
Listing Agency:
Mott & Chace Sotheby's Intl.
(401) 314-3000
Listed By:
Sarah Huard
Source:
Lockandkeyre
Added: Aug 10
Changed: Aug 13
Last Checked: Aug 13 at 5:03AM
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 Mott & Chace Sotheby's Intl.
Investment Insights
Based on property information with market context.
Built in 1925, this 2,082-square-foot duplex is arranged as two residential units, each with two bedrooms, a full bathroom, an eat-in kitchen, a galley prep area, and a living room. Original built-ins, 9-foot ceilings, hardwood and wide-plank pine flooring, and a front porch retain the property's period character. The first-floor unit includes a rear porch, while the second-floor unit has solid wood kitchen cabinetry, a corner hutch, and walk-up attic access.
The property occupies 1.71 acres with 175 feet of frontage at 334 Middle Highway in Barrington. It overlooks the 9th hole of the Rhode Island Country Club and provides direct access to the East Bay Bike Path. Improvements include a detached two-car garage and an additional outbuilding. One heating system serves the home, with separate water heaters for each unit. The property is being sold in As Is condition.
The property occupies 1.71 acres with 175 feet of frontage at 334 Middle Highway in Barrington. It overlooks the 9th hole of the Rhode Island Country Club and provides direct access to the East Bay Bike Path. Improvements include a detached two-car garage and an additional outbuilding. One heating system serves the home, with separate water heaters for each unit. The property is being sold in As Is condition.
Key Highlights
- Two‑unit duplex with 2,082 SF of living area
- Each unit includes 2 bedrooms, a full bathroom, eat‑in kitchen, galley prep area, and living room
- 1.71‑acre parcel with 175 feet of frontage
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
$35,157
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
5.03%
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%
$703,140
$703.1K
Cap Rate 7%
$502,243
$502.2K
Cap Rate 9%
$390,633
$390.6K
Market Conditions
NOI Build-Up for 2,082 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
$53.7K $25.80/SF
− Vacancy
−$3.5K −$1.68/SF
EGI
$50.2K $24.12/SF
− OpEx
−$15.1K −$7.24/SF
NOI
$35.2K $16.89/SF
Area
Bristol County, RI
Vacancy
6.50%
Lease Rate
$25.80 /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%
$703,140
Cap Rate 7%
$502,243
Cap Rate 9%
$390,633
Alternative Uses
Best Use
Multifamily LT 5
$502.2K
$439.5K – $586.0K
NOI $35,157 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$451.1K
$394.7K – $526.3K
NOI $31,579 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$696.5K
$609.5K – $812.6K
NOI $48,758 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
131
Businesses Nearby
Explore this area
Business Placement
Demographics for 02806, RI
17,153
Population
6,341
Households
2.7
Avg Household Size
43
Median Age
72%
College-Educated
98%
High-School Grad
8.2 sq mi
ZIP Area
2,092
Density / Sq Mi
$150,542
Median Household Income
$76,040
Median Earnings
$1,794
Median Rent
$591,700
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?
Duplex - Two residential units feature eat-in kitchens, living rooms, full bathrooms, and separate water heaters.
Where is this duplex located?
The property is located at 334 Middle Highway Barrington, RI.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,082 SF of living area; Each unit includes 2 bedrooms, a full bathroom, eat‑in kitchen, galley prep area, and living room; 1.71‑acre parcel with 175 feet of frontage
