Stacked-Unit
For Sale
$1,395,000
12-14 Nottingham Street, Newton, MA 02459
Two-family property with spacious floor plans, hardwood flooring, and an unfinished basement with interior access.
Property Size2,844 SF
Price / SF$490.51
Days on Market144
Property Features for 12-14 Nottingham Street
General Information
Standard status
Active
Size
2,844 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
MR1
Net Operating Income
$57,600
Site & Location
Road Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$11,702
Amenities
No
Vinyl, Varies, Hardwood
Range, Dishwasher, Refrigerator, Range Hood
Storm Door(s)
2.0
Storm Window(s)
Electric Dryer Hookup, Washer Hookup
Full, Interior Access, Concrete Floor, Unfinished Basement
Crown Molding, Bathroom With Tub & Shower, Living Room, Dining Room, Kitchen, Office/Den, Mudroom
2
2.00
Frame
Shingle
Level
Porch
Building Details
Year Built
1920
Listing Agency:
Preservation Properties
(617) 527-3700
Listed By:
Ed Lyon · License #138158
(617) 527-3700
Source:
Compass
Added: Apr 9
Changed: Aug 30
Last Checked: Aug 30 at 2:45AM
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 Preservation Properties
Investment Insights
Based on property information with market context.
This two-family duplex is arranged in stacked units, with one residence on each floor. Both levels include a living room, formal dining room, entry hall, two bedrooms, kitchen, and bathroom. One bedroom per unit includes a 5-by-9-foot walk-in closet or workspace. Hardwood floors, crown molding, beamed dining-room ceilings, and abundant natural light add character, while the kitchens and bathrooms remain functional and ready for future updating. The unfinished basement has a concrete floor and interior access.
The property is located at 12-14 Nottingham Street in Newton, near Ward Street houses of worship, restaurants, shops, the Green Line T, and Newton Centre Playground. The property is within the Ward, Bigelow, and North school districts and is zoned MR1. A porch and shingle exterior complete the property.
The property is located at 12-14 Nottingham Street in Newton, near Ward Street houses of worship, restaurants, shops, the Green Line T, and Newton Centre Playground. The property is within the Ward, Bigelow, and North school districts and is zoned MR1. A porch and shingle exterior complete the property.
Key Highlights
- Two‑family duplex with one residence on each floor
- Each unit offers two bedrooms, living room, dining room, kitchen, and bathroom
- One bedroom in each unit includes a 5'x9' walk‑in closet or workspace
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
$60,180
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
4.31%
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%
$1,203,600
$1.2M
Cap Rate 7%
$859,714
$859.7K
Cap Rate 9%
$668,667
$668.7K
Market Conditions
NOI Build-Up for 2,844 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
$90.4K $31.80/SF
− Vacancy
−$4.5K −$1.57/SF
EGI
$86.0K $30.23/SF
− OpEx
−$25.8K −$9.07/SF
NOI
$60.2K $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%
$1,203,600
Cap Rate 7%
$859,714
Cap Rate 9%
$668,667
Alternative Uses
Best Use
Multifamily LT 5
$859.7K
$752.3K – $1.00M
NOI $60,180 @ 7.0% cap · market cap 4.31%
Second Best
Apartment 5plus
$808.4K
$707.3K – $943.1K
NOI $56,586 @ 7.0% cap · market cap 4.06%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,855 @ 7.0% cap · market cap 8.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,389
Businesses Nearby
Explore this area
Business Placement
Demographics for 02459, MA
19,017
Population
6,828
Households
2.8
Avg Household Size
44
Median Age
84%
College-Educated
98%
High-School Grad
5.0 sq mi
ZIP Area
3,803
Density / Sq Mi
$214,941
Median Household Income
$87,409
Median Earnings
$2,308
Median Rent
$1,336,200
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 with spacious floor plans, hardwood flooring, and an unfinished basement with interior access.
Where is this duplex located?
The property is located at 12-14 Nottingham Street Newton, MA.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Two‑family duplex with one residence on each floor; Each unit offers two bedrooms, living room, dining room, kitchen, and bathroom; One bedroom in each unit includes a 5'x9' walk‑in closet or workspace
