Two-Unit Duplex with Country Club
For Sale
$699,000
334 Middle Highway, Barrington, RI 02806
Residential Income, Barrington, RI
Property Size2,082 SF
Lot Size1.71 Acres
Price / SF$335.73
Days on Market19
Property Features for 334 Middle Highway
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R25
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 4, Bedroom 2, Bathroom 1, Basement, Bedroom 1
Parking
10
Window features
Insulated Windows
Patio and Porch features
Patio, Porch
Interior features
Wall (Paneled), Wall (Plaster), Attic Stairs, Attic Storage, Stairs, Plumbing (Copper), Plumbing (Mixed), Insulation (Unknown)
Exterior features
Patio, Porch
Basement
Storage Space, Unfinished, Full
Appliances
Gas Water Heater, Dryer, Oven/Range, Refrigerator
Lot features
Out Building, Paved Driveway, Wooded
Standard status
Active
Size
2,082 SF
Lot size
1.71 Acres
Taxes and HOA fees
Tax Year
2027
Tax Annual Amount
10161
Utilities
Sewer type
Public Sewer
Heating system
Zoned, Natural Gas, Baseboard
Building Details
Year built
1925
Floors in Building
2
Number of units
2
Flooring type
Carpet, Laminate, Pine, Tile - Ceramic
Building materials
Paneled, Plaster, Vinyl Siding
Additional Structures
Storage
Listing Agency:
Mott & Chace Sotheby's Intl. · Sotheby's International Realty
(401) 314-3000
Listed By:
Sarah Huard
(401) 255-2578
Added: Aug 10
Changed: Aug 25
Last Checked: Aug 28 at 7:06PM
MLS# 1418599
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 2,082-square-foot duplex, built in 1925, is arranged as two residences with two bedrooms and one full bathroom per unit. Both include eat-in kitchens, galley prep areas, living rooms, and original character elements such as built-ins, hardwood, and wide-plank pine flooring. The first-floor residence has a rear porch, while the upper unit includes a corner kitchen hutch and walk-up attic access. One heating system serves the property, with separate water heaters for each unit. A detached two-car garage and an additional outbuilding are included, and the home is being sold in as-is condition.
Set on 1.71 acres with 175 feet of frontage, the property is located 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. Public sewer serves the property, which is zoned R25.
Set on 1.71 acres with 175 feet of frontage, the property is located 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. Public sewer serves the property, which is zoned R25.
Key Highlights
- 2,082‑square‑foot duplex on 1.71 acres
- Two units, each with 2 bedrooms and 1 full bathroom
- 175 feet of frontage at 334 Middle Highway
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
190
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 residences feature separate water heaters, period details, porches, and a detached garage.
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: 2,082‑square‑foot duplex on 1.71 acres; Two units, each with 2 bedrooms and 1 full bathroom; 175 feet of frontage at 334 Middle Highway
