Mixed-Use Building with Convenience
For Sale
$429,900
Pending
86 Mapleville Main Street, Burrillville, RI 02839
Commercial/Business,Commercial Sale, Burrillville, RI
Property Size3,008 SF
Lot Size0.15 Acres
Days on Market89
Property Features for 86 Mapleville Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
6
Subdivision
Mapleville
Lot features
Free Standing
Standard status
Pending
Size
3,008 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3996
Utilities
Water source
Well
Building Details
Year built
1981
Floors in Building
2
Number of units
2
Building materials
Brick, Masonry
Listing Agency:
Re/Max Properties · RE/MAX International
(401) 232-3900
Listed By:
Scott McGee · License #S32155
(401) 639-2906
Added: May 27
Changed: Aug 19
Last Checked: Aug 23 at 8:06AM
MLS# 1413682
Copyright © 2026 State Wide MLS of Rhode Island, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property contains 3,008 square feet within a three-unit configuration. The ground-floor commercial component is occupied by a leased convenience store, while two one-bedroom apartments are located above. The building was constructed in 1981 using brick and masonry materials and is supplied by a well.
Located at 86 Mapleville Main Street in Burrillville, Rhode Island, the property occupies approximately 0.15 acres. Its combination of an operating convenience store and two residential units creates a compact commercial and residential layout within one building.
Located at 86 Mapleville Main Street in Burrillville, Rhode Island, the property occupies approximately 0.15 acres. Its combination of an operating convenience store and two residential units creates a compact commercial and residential layout within one building.
Key Highlights
- Three‑unit mixed‑use building with 3,008 square feet
- Leased convenience store occupies the commercial portion
- Two one‑bedroom apartments located above the store
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
$36,433
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
8.47%
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%
$728,660
$728.7K
Cap Rate 7%
$520,471
$520.5K
Cap Rate 9%
$404,811
$404.8K
Market Conditions
NOI Build-Up for 3,008 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
$54.1K $18.00/SF
− Vacancy
−$5.6K −$1.85/SF
EGI
$48.6K $16.15/SF
− OpEx
−$12.1K −$4.04/SF
NOI
$36.4K $12.11/SF
Area
Providence County, RI
Vacancy
10.28%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$728,660
Cap Rate 7%
$520,471
Cap Rate 9%
$404,811
Alternative Uses
Best Use
Multifamily LT 5
$715.5K
$626.1K – $834.8K
NOI $50,085 @ 7.0% cap · market cap 11.65%
Second Best
Apartment 5plus
$567.8K
$496.9K – $662.5K
NOI $39,749 @ 7.0% cap · market cap 9.25%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Explore this area
Business Placement
Demographics for 02839, RI
1,870
Population
634
Households
2.9
Avg Household Size
45
Median Age
31%
College-Educated
98%
High-School Grad
4.3 sq mi
ZIP Area
435
Density / Sq Mi
$100,906
Median Household Income
$51,036
Median Earnings
$1,402
Median Rent
$321,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick-and-masonry property combines a leased convenience store with two upper-level one-bedroom apartments.
Where is this mixed-use property located?
The property is located at 86 Mapleville Main Street Burrillville, RI.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Three‑unit mixed‑use building with 3,008 square feet; Leased convenience store occupies the commercial portion; Two one‑bedroom apartments located above the store
