Drive-In Warehouse Flex
For Sale
Contact for pricing
75 Tupelo St, Bristol, RI 02809
2014-built flex/warehouse units feature drive-in doors and are separately metered for gas and electricity.
Property Size6,000 SF
Price / SF$225
Days on Market321
Property Features for 75 Tupelo St
General Information
Standard status
Active
Size
6,000 SF
Property subtype
INDUSTRIAL
Listing Agency:
MG Commercial
(401) 751-3200
Listed By:
Whitney Rugg · License ##RES.0049709
(401) 474-4879
Source:
Moodyscre
Added: Oct 31, 2025
Changed: Aug 20
Last Checked: Sep 15 at 10:18AM
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.
Tupelo Cove is a 2014-built commercial and tradesman park consisting of two 15,000 SF buildings. Units are designed for flexible use and each includes a drive-in door, with separate utility metering for gas and electricity. The park is described as modern and meticulously maintained.
Currently available are a 1,500 SF unit with one drive-in door and a 6,000 SF unit with four drive-in doors. Each unit is separately metered for gas and electricity, and the electrical service is listed as 3 phase, 120/208V.
The property is located in Bristol, Rhode Island between Route 114 and Route 136, adjacent to the Bristol Industrial Park. Access to the East Bay and proximity to Aquidneck Island are noted in the remarks.
Currently available are a 1,500 SF unit with one drive-in door and a 6,000 SF unit with four drive-in doors. Each unit is separately metered for gas and electricity, and the electrical service is listed as 3 phase, 120/208V.
The property is located in Bristol, Rhode Island between Route 114 and Route 136, adjacent to the Bristol Industrial Park. Access to the East Bay and proximity to Aquidneck Island are noted in the remarks.
Key Highlights
- 2014‑built commercial/tradesman park with two 15,000 SF buildings (flex/warehouse space)
- Available unit: 1,500 SF with one drive‑in door
- Available unit: 6,000 SF with four drive‑in doors
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
$80,519
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
5.96%
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%
$1,610,380
$1.6M
Cap Rate 7%
$1,150,271
$1.2M
Cap Rate 9%
$894,656
$894.7K
Market Conditions
NOI Build-Up for 6,000 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
$133.2K $22.20/SF
− Vacancy
−$9.3K −$1.55/SF
EGI
$123.9K $20.65/SF
− OpEx
−$43.4K −$7.23/SF
NOI
$80.5K $13.42/SF
Area
Bristol County, RI
Vacancy
7.00%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
35.00%
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%
$1,610,380
Cap Rate 7%
$1,150,271
Cap Rate 9%
$894,656
Alternative Uses
Best Use
Flex RnD
$1.15M
$1.01M – $1.34M
NOI $80,519 @ 7.0% cap · market cap 5.96%
Second Best
Industrial
$847.8K
$741.8K – $989.1K
NOI $59,346 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$2.01M
$1.76M – $2.34M
NOI $140,513 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
257
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02809, RI
22,493
Population
9,670
Households
2.3
Avg Household Size
44
Median Age
46%
College-Educated
92%
High-School Grad
9.8 sq mi
ZIP Area
2,295
Density / Sq Mi
$96,005
Median Household Income
$41,266
Median Earnings
$1,352
Median Rent
$447,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - 2014-built flex/warehouse units feature drive-in doors and are separately metered for gas and electricity.
Where is this flex space located?
The property is located at 75 Tupelo St Bristol, RI.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 2014‑built commercial/tradesman park with two 15,000 SF buildings (flex/warehouse space); Available unit: 1,500 SF with one drive‑in door; Available unit: 6,000 SF with four drive‑in doors
