Mixed-Use Building with Grocery
For Sale
$799,999
91 Laura St, Providence, RI 02907
Income-producing property combines a street-level retail operation with two residential units and a separately subdivided vacant parcel.
Property Size5,060 SF
Price / SF$158.10
Days on Market9
Property Features for 91 Laura St
General Information
Standard status
Active
Size
5,060 SF
Property subtype
Residential Income
Additional Details
Land Use
mixed-use, commercial, residential
Taxes and HOA fees
Annual Taxes
$7,246
Building Details
Buildings
1
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Jeffrey Infante · License #RES.0034406
(401) 678-9115
Source:
Exprealty
Added: Aug 25
Changed: Sep 1
Last Checked: Sep 1 at 9:15PM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
This 5,060-square-foot mixed-use property combines a street-level grocery store with two residential units above. One residence is arranged in a townhouse-style configuration and includes finished attic-level living space. The existing mix of commercial and residential components supports multiple income streams through current rental activity.
The offering also includes the separately subdivided parcel at 60 Hamilton Street, containing approximately 3,291 square feet. Its inclusion adds a distinct vacant land component to the property and provides a separate parcel for evaluation of future development possibilities. The property is located near major routes, shopping, restaurants, public transportation, and neighborhood amenities. Zoning, permitted uses, occupancy, and development feasibility require buyer due diligence.
The offering also includes the separately subdivided parcel at 60 Hamilton Street, containing approximately 3,291 square feet. Its inclusion adds a distinct vacant land component to the property and provides a separate parcel for evaluation of future development possibilities. The property is located near major routes, shopping, restaurants, public transportation, and neighborhood amenities. Zoning, permitted uses, occupancy, and development feasibility require buyer due diligence.
Key Highlights
- 5,060 SF mixed‑use building with a street‑level grocery store
- Two residential units occupy the floors above the retail space
- Townhouse‑style upper residence includes finished attic‑level living area
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
$71,574
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
8.95%
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%
$1,431,480
$1.4M
Cap Rate 7%
$1,022,486
$1.0M
Cap Rate 9%
$795,267
$795.3K
Market Conditions
NOI Build-Up for 5,060 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
$124.5K $24.60/SF
− Vacancy
−$10.0K −$1.97/SF
EGI
$114.5K $22.63/SF
− OpEx
−$42.9K −$8.49/SF
NOI
$71.6K $14.15/SF
Area
Providence, RI
Vacancy
8.00%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,431,480
Cap Rate 7%
$1,022,486
Cap Rate 9%
$795,267
Alternative Uses
Best Use
Specialty Retail
$1.28M
$1.12M – $1.50M
NOI $89,809 @ 7.0% cap · market cap 11.23%
Second Best
Multifamily LT 5
$1.22M
$1.07M – $1.42M
NOI $85,444 @ 7.0% cap · market cap 10.68%
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,499 @ 7.0% cap · market cap 14.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,539
Businesses Nearby
Explore this area
Business Placement
Demographics for 02907, RI
29,827
Population
11,474
Households
2.6
Avg Household Size
33
Median Age
20%
College-Educated
74%
High-School Grad
2.2 sq mi
ZIP Area
13,558
Density / Sq Mi
$49,564
Median Household Income
$32,619
Median Earnings
$1,136
Median Rent
$311,600
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?
Mixed-use property - Income-producing property combines a street-level retail operation with two residential units and a separately subdivided vacant parcel.
Where is this mixed-use property located?
The property is located at 91 Laura St Providence, RI.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: 5,060 SF mixed‑use building with a street‑level grocery store; Two residential units occupy the floors above the retail space; Townhouse‑style upper residence includes finished attic‑level living area
