Updated Two-Unit
New
For Sale
$499,900
35 Gray Street, Providence, RI 02909
Two refreshed residences are complemented by potential for an accessory dwelling unit, subject to zoning and approvals.
Property Size1,872 SF
Price / SF$267.04
Days on Market5
Property Features for 35 Gray Street
General Information
Standard status
Active
Size
1,872 SF
Property subtype
MultiFamily
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Building Details
Year Built
1930
Listing Agency:
Century 21 Limitless
(508) 567-3468
Listed By:
Kyle Seyboth · License #REB.0019335
(508) 726-3492
Source:
Lockandkeyre
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 2:25PM
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 Century 21 Limitless
Investment Insights
Based on property information with market context.
Built in 1930, this 1,872-square-foot duplex contains two updated residences with modern finishes and practical layouts. An accessory dwelling unit may be possible, subject to zoning and approvals. The property’s two-unit configuration and interior updates are central features of the offering.
The Providence address is near restaurants, grocery stores, local businesses, and public transportation. Downtown Providence, Federal Hill, and the West End are among the nearby destinations. Route 6, Route 10, I-95, and I-195 provide regional connections. Rhode Island Hospital, Hasbro Children’s Hospital, Johnson & Wales University, Rhode Island College, and area parks are also nearby.
The Providence address is near restaurants, grocery stores, local businesses, and public transportation. Downtown Providence, Federal Hill, and the West End are among the nearby destinations. Route 6, Route 10, I-95, and I-195 provide regional connections. Rhode Island Hospital, Hasbro Children’s Hospital, Johnson & Wales University, Rhode Island College, and area parks are also nearby.
Key Highlights
- Two updated residential units
- 1,872 square feet; built in 1930
- Potential ADU, subject to zoning and approvals
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
$31,611
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
6.32%
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%
$632,220
$632.2K
Cap Rate 7%
$451,586
$451.6K
Cap Rate 9%
$351,233
$351.2K
Market Conditions
NOI Build-Up for 1,872 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
$48.3K $25.80/SF
− Vacancy
−$3.1K −$1.68/SF
EGI
$45.2K $24.12/SF
− OpEx
−$13.5K −$7.24/SF
NOI
$31.6K $16.89/SF
Area
Providence, 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%
$632,220
Cap Rate 7%
$451,586
Cap Rate 9%
$351,233
Alternative Uses
Best Use
Multifamily LT 5
$451.6K
$395.1K – $526.9K
NOI $31,611 @ 7.0% cap · market cap 6.32%
Second Best
Apartment 5plus
$405.6K
$354.9K – $473.2K
NOI $28,393 @ 7.0% cap · market cap 5.68%
Theoretical Best
Office A
$626.3K
$548.0K – $730.7K
NOI $43,840 @ 7.0% cap · market cap 8.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,050
Businesses Nearby
Explore this area
Business Placement
Demographics for 02909, RI
46,119
Population
18,602
Households
2.5
Avg Household Size
31
Median Age
24%
College-Educated
80%
High-School Grad
3.1 sq mi
ZIP Area
14,877
Density / Sq Mi
$63,950
Median Household Income
$37,090
Median Earnings
$1,258
Median Rent
$283,800
Median Home Value
Check the figures for this property
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?
Duplex - Two refreshed residences are complemented by potential for an accessory dwelling unit, subject to zoning and approvals.
Where is this duplex located?
The property is located at 35 Gray Street Providence, RI.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Two updated residential units; 1,872 square feet; built in 1930; Potential ADU, subject to zoning and approvals
