West Newton Two-Family
For Sale
$1,199,000
Pending
105-107 Warwick Rd, Newton, MA 02465
Two-family property in West Newton, convenient location.
Property Size2,480 SF
Days on Market120
Property Features for 105-107 Warwick Rd
General Information
Standard status
Pending
Size
2,480 SF
Total Parking Spaces
6
Property subtype
Multi Family Home
Zoning
SR3
Taxes and HOA fees
Annual Taxes
$11,744
Building Details
Building Size
2,480 SF
Year Built
1930
Stories
2
Units
2
Listing Agency:
DeNucci Realty Group, Inc.
(617) 999-0653
Listed By:
Joe Denucci
(617) 999-0653
Source:
Thefirmreg
Added: Apr 25
Changed: Aug 7
Last Checked: Jul 24 at 5:37PM
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 DeNucci Realty Group, Inc.
Investment Insights
Based on property information with market context.
This two-family property is situated in the West Newton area. It features one 3-bedroom unit and one 2-bedroom unit. The property includes a basement with potential for expansion. A private backyard is also included. The location provides convenient access to schools, shopping, parks, and public transportation. The units are currently vacant.
Key Highlights
- Great West Newton location
- Two family property
- Potential for condo conversion
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
$52,478
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
4.38%
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%
$1,049,560
$1.0M
Cap Rate 7%
$749,686
$749.7K
Cap Rate 9%
$583,089
$583.1K
Market Conditions
NOI Build-Up for 2,480 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
$78.9K $31.80/SF
− Vacancy
−$3.9K −$1.57/SF
EGI
$75.0K $30.23/SF
− OpEx
−$22.5K −$9.07/SF
NOI
$52.5K $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%
$1,049,560
Cap Rate 7%
$749,686
Cap Rate 9%
$583,089
Alternative Uses
Best Use
Multifamily LT 5
$749.7K
$656.0K – $874.6K
NOI $52,478 @ 7.0% cap · market cap 4.38%
Second Best
Apartment 5plus
$704.9K
$616.8K – $822.4K
NOI $49,344 @ 7.0% cap · market cap 4.12%
Theoretical Best
Office A
$1.47M
$1.28M – $1.71M
NOI $102,771 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,205
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family property in West Newton, convenient location.
Where is this duplex located?
The property is located at 105-107 Warwick Rd Newton, MA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Great West Newton location; Two family property; Potential for condo conversion
