Craftsman Duplex with Two-Car
For Sale
$669,000
Pending
113 Beckwith Street, Cranston, RI 02910
Residential Income, Cranston, RI
Property Size3,054 SF
Lot Size0.18 Acres
Days on Market59
Property Features for 113 Beckwith Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
1040
Bedrooms
8
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 2, Bedroom 7, Bedroom 8, Bathroom 3, Bedroom 4, Bedroom 3, Basement, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 5, Bedroom 6
Parking
10
Window features
Storm Window(s), Skylight(s)
Patio and Porch features
Patio, Deck
Interior features
Wall (Dry Wall), Wall (Plaster), Attic, Attic Stairs, Attic Storage, Stairs, Plumbing (Mixed), Insulation (Cap), Insulation (Ceiling), Insulation (Floors), Insulation (Walls)
Exterior features
Deck, Screened Pch/Patio/Dck/Brzwy
Fireplace
1
Basement
Storage Space, Full, Unfinished
Appliances
Gas Water Heater, Dishwasher, Dryer, Exhaust Fan, Disposal, Range Hood, Microwave, Oven/Range, Refrigerator, Washer
Subdivision
Auburn
Lot features
Corner Lot, Extra Lot, Fenced, Paved Driveway, Security, Sidewalks, Sprinklers
Standard status
Pending
Size
3,054 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6412
Utilities
Heating system
Radiant, Natural Gas
Cooling system
Whole House Fan, Window Unit(s)
Water source
Public
Amenities
original woodwork
updated kitchens
stainless steel appliances
granite counters
updated baths
skylights
gas fireplaces
alarm system
fenced yard with sprinklers
deck
enclosed front porch
bulkhead dormer
Building Details
Year built
1920
Floors in Building
3
Number of units
2
Flooring type
Hardwood, Tile - Ceramic, Carpet, Laminate
Building materials
Dry Wall, Plaster, Brick, Vinyl Siding
Additional Structures
Storage
Listing Agency:
Bhhs Commonwealth Real Estate · Berkshire Hathaway HomeServices
(401) 849-1800
Listed By:
Michele Sisson
(401) 559-4673
Added: Jul 15
Changed: Sep 6
Last Checked: Sep 11 at 2:06PM
MLS# 1417960
Copyright © 2026 State Wide MLS of Rhode Island, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1920, this two-family Craftsman contains 3,054 square feet of living space, with approximately 1,500 square feet allocated to each unit. Both residences offer 3–4 bedrooms; one includes 1.5 baths and the other has 1 bath. Original wood detailing complements refreshed kitchens with stainless steel appliances and granite countertops, along with updated bathrooms, skylights, gas fireplaces, and newer gas furnaces.
The property occupies a 0.1837-acre corner lot with a fenced yard, irrigation sprinklers, deck, enclosed front porch, and two separate driveways. A two-car garage adds storage and a workbench. The full basement provides individual washer and dryer connections for each unit and exterior access through a bulkhead dormer. Public water serves the property, which is zoned 1040 and located near shopping, dining, schools, and major highways.
The property occupies a 0.1837-acre corner lot with a fenced yard, irrigation sprinklers, deck, enclosed front porch, and two separate driveways. A two-car garage adds storage and a workbench. The full basement provides individual washer and dryer connections for each unit and exterior access through a bulkhead dormer. Public water serves the property, which is zoned 1040 and located near shopping, dining, schools, and major highways.
Key Highlights
- 3,054 SF two‑family Craftsman built in 1920
- Approximately 1,500 SF per unit with 3–4 bedrooms on each side
- One unit has 1.5 baths; the other has 1 bath
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road 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
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two updated residential units retain original woodwork and include separate laundry connections.
Where is this duplex located?
The property is located at 113 Beckwith Street 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 two‑family Craftsman built in 1920; Approximately 1,500 SF per unit with 3–4 bedrooms on each side; One unit has 1.5 baths; the other has 1 bath
