New Construction
For Sale
$2,450,000
52-54 Rangeley Rd, Newton, MA 02465
Residential Income, Newton, MA
Property Size3,815 SF
Lot Size0.13 Acres
Price / SF$642.20
Days on Market68
Property Features for 52-54 Rangeley Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
SR3
Bedrooms
5
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 3, Bathroom 5, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 5, Bedroom 2, Bedroom 4, Bathroom 4, Bathroom 3
Parking
2
Fireplace
1
Directions
Derby St to Rangeley Rd
Subdivision
West Newton
Standard status
Active
APN
689838
Size
3,815 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
10825
Amenities
open-concept layout
spacious living and dining areas
premium appliances
custom cabinetry
quartz countertops
in-unit laundry
separate utilities
triple-pane windows
spray-foam insulation
LED lighting
high-performance heat pump HVAC system
200-amp electrical service with EV-ready receptacles
separate thermostats on each level
Building Details
Year built
2026
Floors in Building
4
Number of units
2
Listing Agency:
Keller Williams Realty Boston Northwest
(617) 497-8900
Listed By:
Christina Hill
(978) 369-5775
Added: Jun 24
Changed: Aug 19
Last Checked: Aug 30 at 3:06PM
MLS# 73540587
Copyright © 2026 MLS Property Information Network 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.
Under construction for delivery in 2026, this SR3-zoned duplex contains 3,815 square feet on a 0.1296-acre lot. The property includes two residences with a combined five bedrooms and five bathrooms, along with an office loft. Both layouts feature open living and dining areas, quartz-counter kitchens with premium appliances and custom cabinetry, in-unit laundry, and separate utilities.
The first residence provides three bedrooms and three bathrooms; the second includes two bedrooms, two bathrooms, and an office. Building systems include triple-pane windows, spray-foam insulation, LED lighting, a high-performance heat pump HVAC system, 200-amp electrical service, EV-ready receptacles, and separate thermostats on each level. The property is located at 52-54 Rangeley Rd in Newton, near I-90, commuter rail service, schools, parks, and recreational facilities.
The first residence provides three bedrooms and three bathrooms; the second includes two bedrooms, two bathrooms, and an office. Building systems include triple-pane windows, spray-foam insulation, LED lighting, a high-performance heat pump HVAC system, 200-amp electrical service, EV-ready receptacles, and separate thermostats on each level. The property is located at 52-54 Rangeley Rd in Newton, near I-90, commuter rail service, schools, parks, and recreational facilities.
Key Highlights
- 3,815‑square‑foot duplex on 0.1296 acres
- Five bedrooms and five bathrooms across two residences
- Unit 1 has 3 bedrooms and 3 bathrooms; Unit 2 has 2 bedrooms, 2 bathrooms, and an office
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
$80,727
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
3.29%
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%
$1,614,540
$1.6M
Cap Rate 7%
$1,153,243
$1.2M
Cap Rate 9%
$896,967
$897.0K
Market Conditions
NOI Build-Up for 3,815 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
$121.3K $31.80/SF
− Vacancy
−$6.0K −$1.57/SF
EGI
$115.3K $30.23/SF
− OpEx
−$34.6K −$9.07/SF
NOI
$80.7K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /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%
$1,614,540
Cap Rate 7%
$1,153,243
Cap Rate 9%
$896,967
Alternative Uses
Best Use
Multifamily LT 5
$1.15M
$1.01M – $1.35M
NOI $80,727 @ 7.0% cap · market cap 3.29%
Second Best
Apartment 5plus
$1.08M
$948.8K – $1.27M
NOI $75,906 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$2.26M
$1.98M – $2.63M
NOI $158,093 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
758
Businesses Nearby
Explore this area
Business Placement
Demographics for 02465, MA
12,415
Population
4,452
Households
2.8
Avg Household Size
42
Median Age
78%
College-Educated
97%
High-School Grad
2.2 sq mi
ZIP Area
5,643
Density / Sq Mi
$174,518
Median Household Income
$93,021
Median Earnings
$2,251
Median Rent
$1,098,600
Median Home Value
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 independently serviced residences offer open living areas, premium kitchens, private laundry, and energy-efficient building systems.
Where is this duplex located?
The property is located at 52-54 Rangeley Rd Newton, MA.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: 3,815‑square‑foot duplex on 0.1296 acres; Five bedrooms and five bathrooms across two residences; Unit 1 has 3 bedrooms and 3 bathrooms; Unit 2 has 2 bedrooms, 2 bathrooms, and an office
