Renovated
For Sale
$600,000
42 Sisson Street, Pawtucket, RI 02860
Two updated residences offer modern finishes and convenient off-street parking.
Property Size2,736 SF
Price / SF$219.30
Days on Market10
Property Features for 42 Sisson Street
General Information
Standard status
Active
Size
2,736 SF
Property subtype
MultiFamily
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Amenities
off-street parking
Building Details
Year Built
1969
Buildings
1
Listing Agency:
Century 21 Limitless
(508) 567-3468
Listed By:
Kyle Seyboth · License #REB.0019335
(508) 726-3492
Source:
Lockandkeyre
Added: Sep 18
Changed: Sep 26
Last Checked: Sep 26 at 8:40AM
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.
This duplex contains two residential units, each with 3 bedrooms and 1.5 bathrooms. Recent improvements include new flooring, vinyl siding, updated bathrooms and tile, replacement windows, and a new heating boiler. Brand-new stainless steel appliances are planned for installation in the modern kitchens. Off-street parking serves the property.
The property is located near Pawtucket Avenue, Newport Avenue, and East Avenue, with access to I-95, Route 146, and Route 15. The Pawtucket/Central Falls Transit Center, Slater Memorial Park, Slater Mill, the Blackstone River corridor, Downtown Pawtucket, shopping, restaurants, healthcare, and public transportation are nearby. Built in 1969, the duplex also provides access to Providence and surrounding communities.
The property is located near Pawtucket Avenue, Newport Avenue, and East Avenue, with access to I-95, Route 146, and Route 15. The Pawtucket/Central Falls Transit Center, Slater Memorial Park, Slater Mill, the Blackstone River corridor, Downtown Pawtucket, shopping, restaurants, healthcare, and public transportation are nearby. Built in 1969, the duplex also provides access to Providence and surrounding communities.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 1.5 bathrooms in each unit
- Recent updates include flooring, vinyl siding, bathrooms, tile, windows, and a new heating boiler
- Brand‑new stainless steel appliances planned for installation
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
$45,556
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
7.59%
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%
$911,120
$911.1K
Cap Rate 7%
$650,800
$650.8K
Cap Rate 9%
$506,178
$506.2K
Market Conditions
NOI Build-Up for 2,736 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
$69.6K $25.44/SF
− Vacancy
−$4.5K −$1.65/SF
EGI
$65.1K $23.79/SF
− OpEx
−$19.5K −$7.14/SF
NOI
$45.6K $16.65/SF
Area
Providence County, RI
Vacancy
6.50%
Lease Rate
$25.44 /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%
$911,120
Cap Rate 7%
$650,800
Cap Rate 9%
$506,178
Alternative Uses
Best Use
Multifamily LT 5
$650.8K
$569.5K – $759.3K
NOI $45,556 @ 7.0% cap · market cap 7.59%
Second Best
Apartment 5plus
$516.5K
$451.9K – $602.6K
NOI $36,155 @ 7.0% cap · market cap 6.03%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,162
Businesses Nearby
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated residences offer modern finishes and convenient off-street parking.
Where is this duplex located?
The property is located at 42 Sisson Street Pawtucket, RI.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 1.5 bathrooms in each unit; Recent updates include flooring, vinyl siding, bathrooms, tile, windows, and a new heating boiler; Brand‑new stainless steel appliances planned for installation
