Pawtucket Multifamily Investment
For Sale
Contact for pricing
25 Margaret Street, Pawtucket, RI 02860
Meticulously maintained 12-unit building with development potential.
Property Size8,466 SF
Lot Size0.49 Acres
Price / SF$230.33
Days on Market666
Property Features for 25 Margaret Street
General Information
Standard status
Active
Size
8,466 SF
Total Parking Spaces
21
Lot size
0.49 Acres
Property subtype
Land
Building Details
Year Built
1965
Buildings
1
Stories
2
Units
2
Listing Agency:
Compass
(404) 668-6621
Listed By:
The Blackstone Team · License #no data
Source:
Crexi
Added: Nov 4, 2024
Changed: Aug 31
Last Checked: Jul 23 at 2:56PM
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 Compass
Investment Insights
Based on property information with market context.
Located at 25 Margaret Street in Pawtucket, RI, this multifamily property presents an investment opportunity. The brick building contains 12 units, with 6 one-bedroom and 6 two-bedroom layouts. The building spans 8,466 square feet and is situated on a 21,344 square foot double lot, which offers new build potential. The property features a newer roof and on-demand heating and hot water systems. Each unit is designed for space and functionality. Lead certificates are in place.
Key Highlights
- Solid investment property with 12 units (6 one‑bedroom, 6 two‑bedroom) offering a robust income stream.
- Large 21,344 sq ft double lot provides new build potential.
- Newer roof and state‑of‑the‑art on‑demand heating and hot water systems ensure low maintenance and high efficiency.
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
$111,874
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
5.74%
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%
$2,237,480
$2.2M
Cap Rate 7%
$1,598,200
$1.6M
Cap Rate 9%
$1,243,044
$1.2M
Market Conditions
NOI Build-Up for 8,466 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
$216.4K $25.56/SF
− Vacancy
−$13.0K −$1.53/SF
EGI
$203.4K $24.03/SF
− OpEx
−$91.5K −$10.81/SF
NOI
$111.9K $13.21/SF
Area
Providence County, RI
Vacancy
6.00%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
45.00%
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%
$2,237,480
Cap Rate 7%
$1,598,200
Cap Rate 9%
$1,243,044
Alternative Uses
Best Use
Apartment 5plus
$1.60M
$1.40M – $1.86M
NOI $111,874 @ 7.0% cap · market cap 5.74%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$2.01M
$1.76M – $2.35M
NOI $140,963 @ 7.0% cap · market cap 7.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
887
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?
Apartment building - Meticulously maintained 12-unit building with development potential.
Where is this apartment building located?
The property is located at 25 Margaret Street Pawtucket, RI.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Solid investment property with 12 units (6 one‑bedroom, 6 two‑bedroom) offering a robust income stream.; Large 21,344 sq ft double lot provides new build potential.; Newer roof and state‑of‑the‑art on‑demand heating and hot water systems ensure low maintenance and high efficiency.
