Craftsman Duplex with Original
For Sale
$669,000
113 Beckwith St, Cranston, RI 02910
Two well-preserved units feature updated kitchens, baths, gas fireplaces, and separate laundry connections.
Property Size3,054 SF
Price / SF$219.06
Days on Market25
Property Features for 113 Beckwith St
General Information
Standard status
Active
Size
3,054 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$6,412
Listing Agency:
BHHS Commonwealth Real Estate
(401) 559-4673
Listed By:
Michele Sisson
(401) 559-4673
Source:
Exprealty
Added: Jul 16
Changed: Aug 9
Last Checked: Aug 9 at 4:59AM
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.
This 1920 Craftsman duplex at 113 Beckwith St includes 3,054 square feet across two residences, each offering 3–4 bedrooms. One unit has 1.5 baths and the other has 1 bath. Interior details include original woodwork, updated kitchens with stainless steel appliances and granite counters, renovated baths, skylights, gas fireplaces, and an alarm system. The roof and gas furnaces have been updated.
The property occupies a corner lot in Cranston with a fenced yard, irrigation sprinklers, a deck, and an enclosed front porch. Exterior features also include a two-car garage with storage and workbench, along with two separate driveways. A full basement provides distinct washer/dryer hookups for each unit and a bulkhead dormer for exterior access. The property is near shopping, dining, schools, and major highways.
The property occupies a corner lot in Cranston with a fenced yard, irrigation sprinklers, a deck, and an enclosed front porch. Exterior features also include a two-car garage with storage and workbench, along with two separate driveways. A full basement provides distinct washer/dryer hookups for each unit and a bulkhead dormer for exterior access. The property is near shopping, dining, schools, and major highways.
Key Highlights
- 1920 Craftsman duplex with 3,054 SF of living space
- Each unit offers 3–4 bedrooms; one has 1.5 baths and the other 1 bath
- Updated kitchens include stainless steel appliances and granite counters
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
Current Use
Location Intelligence
Trade Area within ½ mile
1,310
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 - Two well-preserved units feature updated kitchens, baths, gas fireplaces, and separate laundry connections.
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: 1920 Craftsman duplex with 3,054 SF of living space; Each unit offers 3–4 bedrooms; one has 1.5 baths and the other 1 bath; Updated kitchens include stainless steel appliances and granite counters
