New Construction
For Sale
$699,900
408 Cahill St, Providence, RI 02905
Each residence combines private baths, in-unit laundry, hardwood flooring, and central air conditioning.
Property Size2,252 SF
Price / SF$310.79
Days on Market29
Property Features for 408 Cahill St
General Information
Standard status
Active
Size
2,252 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
in-unit laundry
hardwood floors
central air conditioning
Building Details
Year Built
2025
Buildings
1
Listing Agency:
Mateus Realty
(401) 434-8399
Listed By:
Jeffrey Mateus · License #REB.0018097
Source:
Alpernandmesenbourg
Added: Aug 4
Changed: Aug 30
Last Checked: Aug 31 at 7:12PM
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 Mateus Realty
Investment Insights
Based on property information with market context.
Completed in 2025, this 2252-square-foot duplex contains two residential units, each arranged with 3 bedrooms and 2 full bathrooms. Both residences include a primary suite with its own bath and a tiled walk-in shower, along with in-unit laundry, hardwood floors, gas heat, and central air conditioning.
The property occupies a corner lot at 408 Cahill St in Providence, RI 02905, with ample off-street parking. An expansive basement provides space for storage or future customization, including the possibility of additional living area subject to applicable requirements.
The property occupies a corner lot at 408 Cahill St in Providence, RI 02905, with ample off-street parking. An expansive basement provides space for storage or future customization, including the possibility of additional living area subject to applicable requirements.
Key Highlights
- 2252‑square‑foot duplex completed in 2025
- Two units, each with 3 bedrooms and 2 full bathrooms
- Primary suites include private baths with tiled walk‑in showers
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
$38,027
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
5.43%
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%
$760,540
$760.5K
Cap Rate 7%
$543,243
$543.2K
Cap Rate 9%
$422,522
$422.5K
Market Conditions
NOI Build-Up for 2,252 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
$58.1K $25.80/SF
− Vacancy
−$3.8K −$1.68/SF
EGI
$54.3K $24.12/SF
− OpEx
−$16.3K −$7.24/SF
NOI
$38.0K $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%
$760,540
Cap Rate 7%
$543,243
Cap Rate 9%
$422,522
Alternative Uses
Best Use
Multifamily LT 5
$543.2K
$475.3K – $633.8K
NOI $38,027 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$488.0K
$427.0K – $569.3K
NOI $34,157 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$753.4K
$659.2K – $879.0K
NOI $52,739 @ 7.0% cap · market cap 7.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,207
Businesses Nearby
Explore this area
Business Placement
Demographics for 02905, RI
26,334
Population
10,361
Households
2.5
Avg Household Size
34
Median Age
29%
College-Educated
77%
High-School Grad
3.7 sq mi
ZIP Area
7,117
Density / Sq Mi
$57,126
Median Household Income
$36,799
Median Earnings
$1,103
Median Rent
$322,700
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 - Each residence combines private baths, in-unit laundry, hardwood flooring, and central air conditioning.
Where is this duplex located?
The property is located at 408 Cahill St Providence, RI.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: 2252‑square‑foot duplex completed in 2025; Two units, each with 3 bedrooms and 2 full bathrooms; Primary suites include private baths with tiled walk‑in showers
