17 Spring St, Wakefield, RI 02879

Furnished Luxury 2BR Carriage House Private Oasis, Walk to Main Street Experience refined coastal living in this beautifully restored, furnished luxury 2-bedroom carriage house, thoughtfully designed as a private oasis in the heart of Wakefield. Set within a peaceful garden setting and welcomed by a serene koi pond at the entrance, this home offers a rare balance of privacy, design, and convenience just steps from the bike path and a short walk to Main Street's shops, cafes, and dining. Highlights Bright, open-concept living with Swedish hardwood floors and skylights Eco-friendly, fossil fuel free heating and cooling system Modern gourmet kitchen with Bosch induction stove, quartz countertops, and premium finishes Private mahogany treetop deck for outdoor dining and relaxation Stylish, high-quality furnishings throughout Smart TV with Apple TV Location Walk to Main Street shops, cafes, and restaurants Direct access to the bike path Minutes to area beaches Quiet, sought-after coastal neighborhood The Lifestyle This home is designed for ease, simplicity, and quiet living a fully furnished, move-in-ready space where everything has been thoughtfully considered. Well-suited for a single occupant or someone who values a peaceful, well-maintained environment. Please note: outdoor space is limited to a private back balcony (no yard). Rental Details Fully furnished, turnkey luxury rental Year-round tenancy offered on a month-to-month basis Maximum occupancy: 2 Lease Terms Rent: $2,850/month Non-refundable move in fee for furnished rental 1500.00 Electricity: $350/month (flat utility fee) Trash: $49/month (due with rent) WiFi: Included Pets: Considered on a limited, case-by-case basis (additional fee applies) MONTH TO MONTH FURNISHED RESIDENTIAL LEASE AGREEMENT Property Address: 17 Spring Street, Wakefield, RI 02879 Landlord: Amanda S. Bingham Tenant:Date of Agreement: 2025 1. RENT & FEES Base Rent: $2900 per month, payable via Venmo, Cash, money order or check, due on the third (3rd) day of each month. Electricity: Thermostat set to 72 max in winter. Depending on supply/demand set by RI Energy. Landlord agrees to continually review and obtain the most cost-effective energy plan at least once every six (6) months. An additional charge of up to 300 monthly may be required in extremen heat and cold weather months. TBD Trash Removal: (standard two bags weekly) no extra cardboard or recycling Other Utilities: (WiFi incluuded) 2. PREMISES & FURNISHINGS The Premises is a furnished residential rental and includes: Master bedroom with new pillow-top luxury queen mattress sleigh bed Loft second bedroom with XL twin pillow-top day bed and walnut frame and down comforters Brand new stainless steel appliances LG mini-split heating/cooling system (tutorial provided, "Set it and Forget It" tutorial upon move in) LG 43-inch flat screen television Electric fireplace Cuisinart PRO stainless steel toaster oven Bosch glass-top electric induction stove Induction-safe pots and pans set Couch / settee Coffee table Dining table with four (2) chairs Two (2) kitchen island bar stools Bedding for queen bed and extra-long twin bed Three (3) mirrors Three (3) rugs (for floor protection) One (1) bookcase Window blinds throughout Smith and Noble solar shades Use of Premises: Tenant shall maintain all furnishings and appliances in good condition, reasonable wear and tear excepted. There is no storage for extra belongings on site. Private outdoor space is limited to the rear deck. On-street protected parking is available for up to two cars except in Winter. Tenant agrees to use the front door entrance only and not the slider as a point of egress. 3. SECURITY / MOVE-IN FEE Tenant shall pay a non-refundable furnishings move-in fee of $1500.00 prior to occupancy. In accordance with Rhode Island law, the total security deposit may not exceed one (1) month's rent. If the furnished unit's replacement value exceeds $5,000.00, an additional deposit (not exceeding one month's rent) may be required. 4. PET AGREEMENT TBD 5. LIABILITY WAIVER Tenant expressly acknowledges and agrees that Landlord shall not be liable for any personal injury, accident, property damage, or loss occurring on the Premises, whether inside or outside the dwelling. This includes, but is not limited to, any injuries or damages resulting from use or malfunction of furniture, appliances, or equipment provided. Tenant assumes all risks associated with occupancy of the Premises and use of furnishings. 6. GOVERNING LAW This Agreement shall be governed by and construed in accordance with the laws of the State of Rhode Island. Both parties acknowledge that Rhode Island landlord-tenant law restricts security deposits to one month's rent, with certain exceptions for furnished units. SIGNATURES Landlord: ____________________________ Date: 09/15/2025 Amanda S. Bingham Tenant: _____________________________ Date: ___________ ADDENDUM: FURNISHINGS & INVENTORY CHECKLIST Property Address: 17 Spring Street, Wakefield, RI 02879 Tenant: Date of Move-In: ___________________________ This Addendum is attached to and made part of the Residential Lease Agreement. It serves as acknowledgment by Tenant of the furnishings, appliances, and condition of the Premises at the time of move-in. Tenant agrees to return all items in substantially the same condition, reasonable wear and tear excepted. Any loss or damage beyond normal use may be charged to Tenant, notwithstanding any non-refundable fees. Furnishings Inventory & Condition Report Item Condition at Move-In Condition at Move-Out Luxury Queen Sleigh Bed (Excellent) XL Twin Day Bed ( Excellent) Stainless Steel Appliances ( Excellent) LG Mini-Split Heating/Cooling System ( Excellent) LG 43-inch Flat Screen TV (New) Electric Fireplace ( excellent) Cuisinart PRO Stainless Steel Toaster Oven (New) Bosch Induction Stove ( New) Induction-Safe Pots & Pans Set ( New) Couch / Settee (Excellent) Coffee Table ( Excellent) Dining Table with 4 Chairs ( very good) Two Kitchen Bar Stools ( New) Bedding (Queen + XL Twin) ( Excellent) Three Mirrors ( New) Three Rugs (floor protection) (New) Bookcase ( Excellent) Blinds (all windows) (New) Smith & Noble Solar Shades ( New) Acknowledgment Tenant acknowledges receipt of the above-listed furnishings in good condition except where noted at move-in. Tenant Signature: ____________________________ Date: ___________ Landlord Signature: __________________________ Date: ___________ Amanda S. Bingham