Side-by-Side
New
For Sale
$485,000
95 Providence Street, West Warwick, RI 02893
Both residences have separate utilities and their own laundry facilities.
Property Size2,005 SF
Price / SF$241.90
Days on Market5
Property Features for 95 Providence Street
General Information
Standard status
Active
Size
2,005 SF
Property subtype
MultiFamily
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 4BR/2BA, 1 x 3BR/1BA
Multifamily Units
2
Amenities
on-site laundry
Building Details
Year Built
1900
Stories
3
Listing Agency:
RI Real Estate Services
(401) 885-5400
Listed By:
Elizabeth Carrison · License #RES.0043248
(401) 500-6377
Source:
Lockandkeyre
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 2:22PM
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 RI Real Estate Services
Investment Insights
Based on property information with market context.
This 2,005-square-foot, three-level duplex at 95 Providence Street contains two side-by-side residences, each with separate utilities and laundry. Unit 95 has four bedrooms, two full bathrooms, and a first-level summer kitchen, plus finished bonus areas. Unit 97 offers three bedrooms and one full bathroom. Built in 1900, the property has an approximately 10-year-old roof covered by a contract available for review.
The property is in West Warwick, near schools, shopping, dining, I-95, I-295, Route 2/Bald Hill Road, and Route 4. Both units are tenant-occupied and will be delivered vacant at transfer. Floor plans for each level are available in the MLS documents.
The property is in West Warwick, near schools, shopping, dining, I-95, I-295, Route 2/Bald Hill Road, and Route 4. Both units are tenant-occupied and will be delivered vacant at transfer. Floor plans for each level are available in the MLS documents.
Key Highlights
- Legal two‑family property with side‑by‑side residences across three levels
- 2,005 square feet; built in 1900
- Unit 95: 4 bedrooms, 2 full baths, first‑level summer kitchen, and finished bonus areas
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
$29,132
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
6.01%
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%
$582,640
$582.6K
Cap Rate 7%
$416,171
$416.2K
Cap Rate 9%
$323,689
$323.7K
Market Conditions
NOI Build-Up for 2,005 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
$44.5K $22.20/SF
− Vacancy
−$2.9K −$1.44/SF
EGI
$41.6K $20.76/SF
− OpEx
−$12.5K −$6.23/SF
NOI
$29.1K $14.53/SF
Area
Kent County, RI
Vacancy
6.50%
Lease Rate
$22.20 /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%
$582,640
Cap Rate 7%
$416,171
Cap Rate 9%
$323,689
Alternative Uses
Best Use
Multifamily LT 5
$416.2K
$364.2K – $485.5K
NOI $29,132 @ 7.0% cap · market cap 6.01%
Second Best
Apartment 5plus
$382.3K
$334.5K – $446.1K
NOI $26,763 @ 7.0% cap · market cap 5.52%
Theoretical Best
Specialty Retail
$502.2K
$439.4K – $585.9K
NOI $35,152 @ 7.0% cap · market cap 7.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
536
Businesses Nearby
Explore this area
Business Placement
Demographics for 02893, RI
31,030
Population
15,103
Households
2.1
Avg Household Size
41
Median Age
25%
College-Educated
90%
High-School Grad
7.8 sq mi
ZIP Area
3,978
Density / Sq Mi
$73,903
Median Household Income
$49,087
Median Earnings
$1,249
Median Rent
$293,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences have separate utilities and their own laundry facilities.
Where is this duplex located?
The property is located at 95 Providence Street West Warwick, RI.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Legal two‑family property with side‑by‑side residences across three levels; 2,005 square feet; built in 1900; Unit 95: 4 bedrooms, 2 full baths, first‑level summer kitchen, and finished bonus areas
