Prime Commercial Opportunity on
449 Sandy Lane Warwick Warwick, RI 02889
7,870 sq ft commercial space on a full acre.
Property size:
7,870 SFLot size:
1.00 AcrePrice / SF:
$177/SF- Added:
- May 16, 2026
- Days on Market:
- 56
- Last Refresh:
- Jun 28 at 9:43 pm
Property Features for 449 Sandy Lane Warwick
General Information
- Standard status
- Active
- Size
- 7,870 SF
- Lot size
- 1.00 Acre
Building Details
- Year Built
- 1950
Listing office (508) 501-1443
Listing date May 16, 2026
Source Milestonerealtyinc
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 Stephen Rose
Investment Insights
Based on property information with market context.
This commercial property on Sandy Lane offers 7,870 sq. ft. of space divided into 2 units, situated on a full acre corner lot. The location benefits from a traffic count of approximately 15,000 cars per day, providing high visibility and accessibility. The site is suited for various uses, including a bank, national or regional franchise, medical or professional offices, or retail. The generous lot size also presents the potential to develop mixed-use space, with commercial units on the ground level and residential apartments above. Located in a high-traffic area, the property is surrounded by established businesses and offers strong demographics for growth, making it suitable for investors, developers, or owner-users.
Key Highlights
- High‑traffic corner lot on Sandy Lane with approx. 15,000 cars per day
- 7,870 sq. ft. of space with 2 units suitable for various commercial uses
- Full acre lot offering potential for mixed‑use development
Local Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $149.2k | $18.96 |
| − Vacancy | −$3.9k | −$0.49 |
| EGI | $145.3k | $18.47 |
| − OpEx | −$43.6k | −$5.54 |
| NOI | $101.7k | $12.93 |
7,870 SF · lease $18.96/SF/yr · vacancy 2.60% · expense 30.00%
Alternative Uses
Best Use
Retail
$1.45M
$1.27M – $1.70M
NOI $101,735 @ 7.0% cap · market cap 7.27%
Second Best
Mixed Use
$1.39M
$1.22M – $1.62M
NOI $97,214 @ 7.0% cap · market cap 6.94%
Theoretical Best
Specialty Retail
$1.97M
$1.72M – $2.30M
NOI $137,977 @ 7.0% cap · market cap 9.86%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Office Units
Similar For Sale Nearby
FAQs
What type of property is this?
Mixed-use property - 7,870 sq ft commercial space on a full acre.
Where is this mixed-use property located?
The property is located at 449 Sandy Lane Warwick Warwick, RI.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: High‑traffic corner lot on Sandy Lane with approx. 15,000 cars per day; 7,870 sq. ft. of space with 2 units suitable for various commercial uses; Full acre lot offering potential for mixed‑use development
