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    64 Bay Spring Ave Barrington, RI 2806

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    For Sale
    $1,195,000

    Free-standing commercial building in Barrington, ideal for owner or investor.

    Type:Commercial
    Property size:
    3,992 SF
    Price / SF:
    $299/SF
    Added:
    Aug 26, 2025
    Days on Market:
    239
    Last Refresh:
    Apr 5 at 9:03 pm

    Property Features for 64 Bay Spring Ave

    General Information

    Standard status
    Active
    Size
    3,992 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1970

    We can help!

    Listing Contact
    Hillary Rotondo

    Listing agent Hillary Rotondo

    Listing office Haven Realty Co LLC

    Listing date Aug 26, 2025

    Source Corcoran

    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 Haven Realty Co LLC

    Overview

    Barrington Commercial Building For Sale

    This is a rare opportunity to own a free-standing commercial building in Barrington. The building is suitable for a business owner-operator or a passive investor. The current business has been a month-to-month tenancy for 30 years. The building is constructed of concrete block and features a flat rubber roof. A wood frame addition and new HVAC units were installed several years ago. The property is connected to town water, sewer, and gas, and has ample electric panels. It has been used as a child care center for the past 30 years by the same company. There is paved parking and an overflow parking area in the back. The property offers flexibility as there is no current lease in place. The buyer can have the current tenant sign a lease or exercise the 30-day right to cancel the tenancy. The property size is 3,992 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    All Fun Early ... Daycare Center Kids Quarters Daycare Center

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • All Fun Early Learning Center — 64 Bay Spring Ave, Barrington, RI 02806
    • St. Luke’s School — 10 Waldron Ave, Barrington, RI 02806
    • Red Brick School — 50 Middle Hwy, Barrington, RI 02806
    • Barrington Child Care — 66 Blanding Ave, Barrington, RI 02806
    • Kids Quarters — 64 Bay Spring Ave, Barrington, RI 02806

    Location Insight

    • Map
    • Local Demand
    City
    Barrington
    County
    Bristol
    State
    Rhode Island
    Longitude
    -71.3441
    Latitude
    41.7479

    Nearby Similar for Sale

    • $5,500,000

      Barrington Multifamily Investment Opportunity

      Well-maintained 14-unit residential complex near beaches and town center.
      187 Washington Road, Barrington, RI 02806
      View Details
    • $5,500,000
      18,522 SF

      Barrington Multifamily Investment Opportunity

      Well-maintained 14-unit residential complex in desirable Barrington location.
      187 Washington, Barrington, RI 02806
      View Details

    FAQs

    What type of property is this?
    Day care center - Free-standing commercial building in Barrington, ideal for owner or investor.
    Where is this day care center located?
    The property is located at 64 Bay Spring Ave Barrington, RI.
    What is the asking price?
    The asking price for this property is $1,195,000.
    What are key features of this property?
    This property features: Prime location in the Town of Barrington.; Rare opportunity to own a free‑standing commercial building.; Ideal for business owner‑operator or passive investor.
    (508) 402-7900
    We can help!
    Listing Contact
    Hillary Rotondo
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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