Single-Tenant NNN Industrial
New
For Sale
$1,590,000
50 Jefferson Park Road, Warwick, RI 02888
Fully air-conditioned industrial facility leased to one occupant under a seven-year net lease with annual rent increases.
Property Size12,500 SF
Lot Size1.93 Acres
Price / SF$127.20
Days on Market2
Property Features for 50 Jefferson Park Road
General Information
Standard status
Active
Size
12,500 SF
Lot size
1.93 Acres
Property subtype
Industrial
Occupancy
100%
Additional Details
Highway Access
Yes
Conditioned Warehouse
Yes
Building Details
Building Size
12,500 SF
Year Built
1969
Tenancy
Single
Listing Agency:
MG Commercial
Listed By:
George Paskalis, SIOR · License #RI #0040525
(401) 374-7038
Source:
Mgcommercial
Added: Sep 6
Last Checked: Sep 7 at 6:31AM
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 MG Commercial
Investment Insights
Based on property information with market context.
Located at 50 Jefferson Park Road in Warwick, Rhode Island, this single-tenant industrial property contains a 12,500 SF facility on 1.93 acres. Constructed in 1969, the building is fully air-conditioned and includes office areas, power, and loading capabilities. McLeod Optical Company, Inc., an EssilorLuxottica company, occupies 100 percent of the property.
The asset is subject to a seven-year single-credit-tenant net lease with 3% annual rent increases. Additional property features include 65 Plus parking spaces and immediate access to I-95. The facility is positioned within a business park setting and provides an industrial configuration with office and loading components.
The asset is subject to a seven-year single-credit-tenant net lease with 3% annual rent increases. Additional property features include 65 Plus parking spaces and immediate access to I-95. The facility is positioned within a business park setting and provides an industrial configuration with office and loading components.
Key Highlights
- 12,500 SF industrial facility on 1.93 acres
- 100 percent occupied by McLeod Optical Company, Inc., an EssilorLuxottica company
- Seven‑year single‑credit‑tenant net lease
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
$58,159
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
3.66%
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%
$1,163,180
$1.2M
Cap Rate 7%
$830,843
$830.8K
Cap Rate 9%
$646,211
$646.2K
Market Conditions
NOI Build-Up for 12,500 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
$87.0K $6.96/SF
− Vacancy
−$3.9K −$0.31/SF
EGI
$83.1K $6.65/SF
− OpEx
−$24.9K −$1.99/SF
NOI
$58.2K $4.65/SF
Area
Kent County, RI
Vacancy
4.50%
Lease Rate
$6.96 /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%
$1,163,180
Cap Rate 7%
$830,843
Cap Rate 9%
$646,211
Alternative Uses
Best Use
Industrial
$830.8K
$727.0K – $969.3K
NOI $58,159 @ 7.0% cap · market cap 3.66%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.13M
$2.74M – $3.65M
NOI $219,150 @ 7.0% cap · market cap 13.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
694
Businesses Nearby
Explore this area
Business Placement
Demographics for 02888, RI
19,578
Population
9,117
Households
2.1
Avg Household Size
46
Median Age
32%
College-Educated
96%
High-School Grad
5.9 sq mi
ZIP Area
3,318
Density / Sq Mi
$88,750
Median Household Income
$55,561
Median Earnings
$1,218
Median Rent
$318,100
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Fully air-conditioned industrial facility leased to one occupant under a seven-year net lease with annual rent increases.
Where is this nnn property located?
The property is located at 50 Jefferson Park Road Warwick, RI.
What is the asking price?
The asking price for this property is $1,590,000.
What are key features of this property?
This property features: 12,500 SF industrial facility on 1.93 acres; 100 percent occupied by McLeod Optical Company, Inc., an EssilorLuxottica company; Seven‑year single‑credit‑tenant net lease
