Two-Unit Duplex with Detached
New
For Sale
$540,000
80 Branch Street, Pawtucket, RI 02860
Two-story residential income property with finished lower-level space, porch areas, and RD3 zoning for two-family use.
Property Size1,971 SF
Lot Size0.11 Acres
Price / SF$273.97
Days on Market6
Property Features for 80 Branch Street
General Information
Standard status
Active
Size
1,971 SF
Lot size
0.11 Acres
Property subtype
MultiFamily
Zoning
RD3
Additional Details
Multifamily Units
2
Amenities
finished basement
porch
detached garage
Building Details
Year Built
1910
Stories
2
Listing Agency:
Sweeney Real Estate &Appraisal
(401) 331-9300
Listed By:
Christina Rouse · License #REB.0019720
(401) 556-1243
Source:
Lockandkeyre
Added: Sep 2
Changed: Sep 6
Last Checked: Sep 7 at 7:46AM
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 Sweeney Real Estate &Appraisal
Investment Insights
Based on property information with market context.
This two-unit duplex, built in 1910, contains approximately 1,971 square feet of living area arranged across six bedrooms, three full bathrooms, and ten rooms. The two-story property also includes approximately 500 square feet of finished basement space, enclosed and open porch areas, and a 400-square-foot detached frame garage. Gas-fired hot water heat and vinyl siding are additional improvements.
The property occupies an approximately 4,950-square-foot lot and is zoned RD3. Its current classification supports two-family use, with separate units providing a residential income configuration.
The property occupies an approximately 4,950-square-foot lot and is zoned RD3. Its current classification supports two-family use, with separate units providing a residential income configuration.
Key Highlights
- 1,971± SF of living area across two units
- Six bedrooms, three full bathrooms, and ten rooms
- Approximately 500± SF of finished basement space
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
$32,818
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
6.08%
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%
$656,360
$656.4K
Cap Rate 7%
$468,829
$468.8K
Cap Rate 9%
$364,644
$364.6K
Market Conditions
NOI Build-Up for 1,971 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
$50.1K $25.44/SF
− Vacancy
−$3.3K −$1.65/SF
EGI
$46.9K $23.79/SF
− OpEx
−$14.1K −$7.14/SF
NOI
$32.8K $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%
$656,360
Cap Rate 7%
$468,829
Cap Rate 9%
$364,644
Alternative Uses
Best Use
Multifamily LT 5
$468.8K
$410.2K – $547.0K
NOI $32,818 @ 7.0% cap · market cap 6.08%
Second Best
Apartment 5plus
$372.1K
$325.6K – $434.1K
NOI $26,046 @ 7.0% cap · market cap 4.82%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
972
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-story residential income property with finished lower-level space, porch areas, and RD3 zoning for two-family use.
Where is this duplex located?
The property is located at 80 Branch Street Pawtucket, RI.
What is the asking price?
The asking price for this property is $540,000.
What are key features of this property?
This property features: 1,971± SF of living area across two units; Six bedrooms, three full bathrooms, and ten rooms; Approximately 500± SF of finished basement space
