Three-Unit Multifamily
For Sale
$699,900
95 John St, Pawtucket, RI 02861
Well-maintained triplex with spacious interiors, separate utilities, a detached garage, and off-street parking.
Property Size3,366 SF
Price / SF$207.93
Days on Market36
Property Features for 95 John St
General Information
Standard status
Active
Size
3,366 SF
Total Parking Spaces
7
Property subtype
Residential Income
Zoning
RM
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$6,252
Amenities
large backyard
Building Details
Building Size
3,366 SF
Year Built
1900
Stories
3
Units
3
Listing Agency:
Century 21 Limitless
(617) 749-7178
Listed By:
Alex Rocher · License #RES.0045130
(617) 749-7178
Source:
Alliancepartnersre
Added: Jul 26
Changed: Aug 29
Last Checked: Aug 24 at 4:28AM
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 Century 21 Limitless
Investment Insights
Based on property information with market context.
Built in 1900, this 4,858-square-foot triplex contains three residential units with large living areas, eat-in kitchens, generously sized bedrooms, and abundant natural light. Separate utilities serve the units, while a detached garage, large backyard, and off-street parking add functional space for residents.
The property is located at 95 John St in Pawtucket, near downtown Pawtucket, the MBTA Commuter Rail Station, Slater Park, the Blackstone River Greenway, shopping, restaurants, schools, and major highways including I-95. Its location provides access to Providence and Boston commuting routes.
The property is located at 95 John St in Pawtucket, near downtown Pawtucket, the MBTA Commuter Rail Station, Slater Park, the Blackstone River Greenway, shopping, restaurants, schools, and major highways including I-95. Its location provides access to Providence and Boston commuting routes.
Key Highlights
- Three‑family triplex totaling 4858 square feet
- Large living areas, eat‑in kitchens, and generously sized bedrooms
- Separate utilities for the residential units
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
$56,046
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
8.01%
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%
$1,120,920
$1.1M
Cap Rate 7%
$800,657
$800.7K
Cap Rate 9%
$622,733
$622.7K
Market Conditions
NOI Build-Up for 3,366 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
$85.6K $25.44/SF
− Vacancy
−$5.6K −$1.65/SF
EGI
$80.1K $23.79/SF
− OpEx
−$24.0K −$7.14/SF
NOI
$56.0K $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%
$1,120,920
Cap Rate 7%
$800,657
Cap Rate 9%
$622,733
Alternative Uses
Best Use
Multifamily LT 5
$800.7K
$700.6K – $934.1K
NOI $56,046 @ 7.0% cap · market cap 8.01%
Second Best
Apartment 5plus
$635.4K
$556.0K – $741.3K
NOI $44,480 @ 7.0% cap · market cap 6.36%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
709
Businesses Nearby
Explore this area
Business Placement
Demographics for 02861, RI
27,833
Population
11,928
Households
2.3
Avg Household Size
40
Median Age
20%
College-Educated
87%
High-School Grad
3.6 sq mi
ZIP Area
7,731
Density / Sq Mi
$83,044
Median Household Income
$47,384
Median Earnings
$1,278
Median Rent
$285,200
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?
Triplex - Well-maintained triplex with spacious interiors, separate utilities, a detached garage, and off-street parking.
Where is this triplex located?
The property is located at 95 John St Pawtucket, RI.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Three‑family triplex totaling 4858 square feet; Large living areas, eat‑in kitchens, and generously sized bedrooms; Separate utilities for the residential units
