Craftsman Duplex with Two-Car
For Sale
$669,000
113 Beckwith St, Cranston, RI 02910
Well-preserved two-family home with updated kitchens, separate driveways, and a fenced yard on a corner lot.
Property Size3,054 SF
Price / SF$219.06
Days on Market27
Property Features for 113 Beckwith St
General Information
Standard status
Active
Size
3,054 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
original woodwork
updated kitchens
updated baths
skylights
gas fireplaces
alarm system
fenced yard with sprinklers
deck
enclosed front porch
full basement
washer/dryer connections
Building Details
Year Built
1920
Buildings
1
Construction
Craftsman
Listing Agency:
BHHS Commonwealth Real Estate
(401) 559-4673
Listed By:
Michele Sisson
Source:
Alpernandmesenbourg
Added: Aug 3
Changed: Aug 28
Last Checked: Aug 28 at 7:56PM
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 BHHS Commonwealth Real Estate
Investment Insights
Based on property information with market context.
Built in 1920, this 3,054-square-foot Craftsman duplex provides approximately 1,500 square feet per unit. Each side includes 3-4 bedrooms, while bath counts differ between the units, with one offering 1.5 baths and the other offering 1 bath. The interiors retain original woodwork and also feature updated kitchens with stainless steel appliances and granite counters, updated baths, skylights, gas fireplaces, newer gas furnaces, and an alarm system.
The property occupies a large corner lot with a professionally maintained fenced yard, sprinklers, a deck, and an enclosed front porch. A two-car garage includes storage and a workbench, and two separate driveways serve the home. The full basement has separate washer/dryer connections for each unit and a bulkhead dormer providing exterior access. The address is near shopping, dining, schools, and major highways.
The property occupies a large corner lot with a professionally maintained fenced yard, sprinklers, a deck, and an enclosed front porch. A two-car garage includes storage and a workbench, and two separate driveways serve the home. The full basement has separate washer/dryer connections for each unit and a bulkhead dormer providing exterior access. The address is near shopping, dining, schools, and major highways.
Key Highlights
- 3,054 SF duplex built in 1920
- Approximately 1,500 SF per unit
- Each unit offers 3‑4 bedrooms; bath counts are 1.5 and 1
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
$50,851
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
7.60%
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%
$1,017,020
$1.0M
Cap Rate 7%
$726,443
$726.4K
Cap Rate 9%
$565,011
$565.0K
Market Conditions
NOI Build-Up for 3,054 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
$77.7K $25.44/SF
− Vacancy
−$5.1K −$1.65/SF
EGI
$72.6K $23.79/SF
− OpEx
−$21.8K −$7.14/SF
NOI
$50.9K $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%
$1,017,020
Cap Rate 7%
$726,443
Cap Rate 9%
$565,011
Alternative Uses
Best Use
Multifamily LT 5
$726.4K
$635.6K – $847.5K
NOI $50,851 @ 7.0% cap · market cap 7.60%
Second Best
Apartment 5plus
$576.5K
$504.5K – $672.6K
NOI $40,357 @ 7.0% cap · market cap 6.03%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,082
Businesses Nearby
Explore this area
Business Placement
Demographics for 02910, RI
21,907
Population
9,319
Households
2.4
Avg Household Size
39
Median Age
30%
College-Educated
90%
High-School Grad
3.4 sq mi
ZIP Area
6,443
Density / Sq Mi
$85,909
Median Household Income
$47,538
Median Earnings
$1,385
Median Rent
$302,400
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?
Duplex - Well-preserved two-family home with updated kitchens, separate driveways, and a fenced yard on a corner lot.
Where is this duplex located?
The property is located at 113 Beckwith St Cranston, RI.
What is the asking price?
The asking price for this property is $669,000.
What are key features of this property?
This property features: 3,054 SF duplex built in 1920; Approximately 1,500 SF per unit; Each unit offers 3‑4 bedrooms; bath counts are 1.5 and 1
