Versatile Commercial Space with
For Sale
$389,900
363 Smithfield, Pawtucket, RI 02860
First-floor commercial space with usable basement in high-traffic area.
Property Size1,408 SF
Lot Size0.12 Acres
Price / SF$276.92
Days on Market252
Property Features for 363 Smithfield
General Information
Standard status
Active
Size
1,408 SF
Lot size
0.12 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,493
Amenities
Central air
Window Units Cooling
Building Details
Year Built
1960
Listing Agency:
EXP REALTY
(888) 315-3445
Listed By:
MARWA NACHAR
Source:
Corcoran
Added: Dec 13, 2025
Changed: Aug 10
Last Checked: Aug 10 at 2:32PM
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 EXP REALTY
Investment Insights
Based on property information with market context.
This 1408 square foot first-floor commercial space is located in a high-visibility, high-traffic area. It is suitable for a wide range of commercial or retail uses. The space includes a private office. An additional 1408 square feet of usable basement space is available for storage or expansion needs. Buyers and buyer's agents are encouraged to perform their own due diligence.
Key Highlights
- Prime location in a high‑visibility, high‑traffic area.
- Versatile 1408 sq.ft. first floor commercial space.
- Additional 1408 sq.ft. of usable basement space for storage or expansion.
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
$15,896
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
4.08%
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%
$317,920
$317.9K
Cap Rate 7%
$227,086
$227.1K
Cap Rate 9%
$176,622
$176.6K
Market Conditions
NOI Build-Up for 1,408 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
$25.3K $18.00/SF
− Vacancy
−$2.6K −$1.87/SF
EGI
$22.7K $16.13/SF
− OpEx
−$6.8K −$4.84/SF
NOI
$15.9K $11.29/SF
Area
Providence County, RI
Vacancy
10.40%
Lease Rate
$18.00 /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%
$317,920
Cap Rate 7%
$227,086
Cap Rate 9%
$176,622
Alternative Uses
Best Use
Retail
$227.1K
$198.7K – $264.9K
NOI $15,896 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$334.9K
$293.1K – $390.7K
NOI $23,444 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
712
Businesses Nearby
37k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 59%
Dining 41%
Dollar Tree
Shops & Services
20,931 visits/mo
0.3 miles
Dunkin' Donuts
Dining
10,383 visits/mo
0.1 miles
Papa John's Pizza
Dining
3,557 visits/mo
0.1 miles
SUBWAY
Dining
1,264 visits/mo
0.0 miles
Citizens Bank
Shops & Services
600 visits/mo
0.4 miles
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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - First-floor commercial space with usable basement in high-traffic area.
Where is this retail space located?
The property is located at 363 Smithfield Pawtucket, RI.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: Prime location in a high‑visibility, high‑traffic area.; Versatile 1408 sq.ft. first floor commercial space.; Additional 1408 sq.ft. of usable basement space for storage or expansion.
