Mixed-Use Commercial
For Sale
$350,000
3769 Old Post Road, Charlestown, RI 02813
Commercial/Business,Commercial Sale, Charlestown, RI
Property Size1,000 SF
Lot Size9.10 Acres
Price / SF$350
Days on Market348
Property Features for 3769 Old Post Road
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
TVD
Parking
4
Subdivision
Old Post Road
Lot features
Assoc. Fee, Sidewalks, Office Park
Standard status
Active
Size
1,000 SF
Lot size
9.10 Acres
Utilities
Sewer type
Septic Tank
Water source
Well
Amenities
off-street parking
ADA-compliant entrances
Building Details
Year built
2026
Number of units
1
Building materials
Frame
Listing Agency:
Hogan Associates Christie's
(401) 845-9500
Listed By:
Kevan Campbell
(401) 556-9563
Added: Sep 9, 2025
Changed: Aug 19
Last Checked: Aug 22 at 2:06AM
MLS# 1394804
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 under-construction mixed-use commercial development will include five frame buildings measuring 4,000 square feet each, with space offered in 1,000-square-foot units. The units will be delivered as customizable shells, allowing purchasers or tenants to plan interior build-outs around retail, office, medical, or service uses. Completion of the initial buildings is scheduled for Q1 2026.
The 9.1-acre property is located at 3769 Old Post Road in Charlestown, near Route 1. Site features include off-street parking, ADA-compliant entrances, well water, and septic service. The property is zoned TVD, and professional management is planned for the development.
The 9.1-acre property is located at 3769 Old Post Road in Charlestown, near Route 1. Site features include off-street parking, ADA-compliant entrances, well water, and septic service. The property is zoned TVD, and professional management is planned for the development.
Key Highlights
- Five new 4,000 sq. ft. buildings planned within the development
- Units offered in 1,000 sq. ft. increments
- 9.1‑acre property at 3769 Old Post Road, Charlestown, RI 02813
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
$13,986
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
4.00%
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%
$279,720
$279.7K
Cap Rate 7%
$199,800
$199.8K
Cap Rate 9%
$155,400
$155.4K
Market Conditions
NOI Build-Up for 1,000 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
$25.2K $25.20/SF
− Vacancy
−$1.9K −$1.89/SF
EGI
$23.3K $23.31/SF
− OpEx
−$9.3K −$9.32/SF
NOI
$14.0K $13.99/SF
Area
Washington County, RI
Vacancy
7.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$279,720
Cap Rate 7%
$199,800
Cap Rate 9%
$155,400
Alternative Uses
Best Use
Healthcare Medical
$199.8K
$174.8K – $233.1K
NOI $13,986 @ 7.0% cap · market cap 4.00%
Second Best
Office B
$165.3K
$144.7K – $192.9K
NOI $11,573 @ 7.0% cap · market cap 3.31%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
87
Businesses Nearby
Explore this area
Business Placement
Demographics for 02813, RI
8,021
Population
5,334
Households
1.5
Avg Household Size
53
Median Age
42%
College-Educated
94%
High-School Grad
36.7 sq mi
ZIP Area
219
Density / Sq Mi
$103,147
Median Household Income
$53,783
Median Earnings
$1,499
Median Rent
$467,700
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - New shell space supports customizable retail, office, medical, and service-oriented build-outs with on-site parking and ADA-compliant entrances.
Where is this mixed-use property located?
The property is located at 3769 Old Post Road Charlestown, RI.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Five new 4,000 sq. ft. buildings planned within the development; Units offered in 1,000 sq. ft. increments; 9.1‑acre property at 3769 Old Post Road, Charlestown, RI 02813
