Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    85 Dudley Rd Newton, MA 02459

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Pending
    $24,000,000

    14.97 acres in Newton with development potential.

    Lot size:
    14.97 Acres

    Property Features for 85 Dudley Rd

    General Information

    Standard status
    Pending
    Lot size
    14.97 Acres

    We can help!

    Listing Contact
    John Boyle
    Source: Elliman

    Listing Agency: LandVest, Inc. Listing Agent: John Boyle

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Newton Land with Two Houses

    This property features three parcels totaling 14.97 acres, offering 225.06 feet of frontage on Dudley Road and 99.56 feet of frontage on Brandeis Road. It presents opportunities for development, estate use, or conservation. The property includes a main house at 85 Dudley Road, constructed in 1912 and renovated and expanded in 1995. This house has 8,234 square feet of living area, 6 bedrooms, 6 full baths, 2 half baths, and 7 fireplaces. Additionally, there is a second house at 132 Brandeis Road, currently rented, built in 1965 and featuring recent updates. The second house provides 2,594 square feet of living area, 3 bedrooms, 3 full baths, and 2 fireplaces. The site's elevation varies from approximately 120 feet along Brandeis Road to 220 feet along Dudley Road. The land is wooded, with cleared yard areas surrounding the two houses. There are no known wetlands on the property. The property is offered in its entirety.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Newton
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.1863632
    Latitude
    42.316705

    Nearby Similar for Sale

    • New
      $1,750,000
      3,872 SF

      Newtonville Three-Family Investment Opportunity

      Well-maintained three-family property in Newtonville with development potential.
      184-186 Linwood Ave, Newton, MA 02460
      View Details
    • $3,916,000
      3,927 SF

      New Luxury Townhomes in Newton

      New construction luxury townhomes with customizable options, completion Spring 2027.
      25-27 High St, Newton, MA 02461
      View Details
    • Contact for pricing

      Newton Retail Investment Opportunity

      Fully occupied retail property near Newtonville MBTA station.
      823-833 Washington St, Newton, MA 02460
      View Details
    • $649,000
      1,962 SF

      Prime Commercial Condo with Parking

      Commercial condo in Newton with parking, ideal for owner-user.
      655 Saw Mill Brook Pkwy, Newton Centre, MA 02459
      View Details
    • New
      Contact for pricing
      1,315 SF

      Prime Commercial Condo in Newton

      Two-story commercial condo in vibrant Newton Centre village.
      21 Pelham St, Newton, MA 02459
      View Details
    • Contact for pricing

      Retail/Office Space on Elliot Street

      Versatile retail or office space with high visibility.
      2A Hale St, Newton, MA 02464
      View Details
    • Contact for pricing

      Established Restaurant Business For Sale

      Operating restaurant for sale in Newton, Massachusetts.
      197 North St, Newton, MA 02460
      View Details
    • Contact for pricing

      Established Dry Cleaner Business

      Long-established dry cleaner, laundry, and tailor business for sale.
      1 Confidential St, Newton, MA 02464
      View Details
    • $1,250,000
      Pending

      Newton Corner Lot Investment Property

      Three residential units and one commercial space in Newton.
      158 Adams St, Newton, MA 02458
      View Details
    • Contact for pricing
      Pending

      Newton Multifamily Home for Sale

      Multifamily home in Newton, MA, primed for updates.
      49 Hawthorn St, Newton, MA 02458
      View Details
    • Contact for pricing

      Renovated Two-Family in Auburndale

      Renovated 2021 two-family property in a fantastic Auburndale location.
      101-103 Lexington St, Newton, MA 02466
      View Details
    • $739,000
      1,962 SF

      Newton MA Office Condo Investment

      Prime Newton location, 1,962 SF, 13 parking spaces.
      655 Saw Mill Brook Pkwy, Newton, MA 02459
      View Details

    FAQs

    What type of property is this?
    Land - 14.97 acres in Newton with development potential.
    Where is this land located?
    The property is located at 85 Dudley Rd Newton, MA.
    What is the asking price?
    The asking price for this property is $24,000,000.
    What are key features of this property?
    This property features: - Expansive 14.97-acre property suitable for development, estate use, or conservation.; - Main house with **8,234 sq ft of living area**, 6 bedrooms, 6 full baths, 2 half baths, and **7 fireplaces**.; - Second house (2,594 sq ft, 3 bedrooms, 3 full baths, 2 fireplaces) at 132 Brandeis Road currently rented.
    (617) 723-1800
    Request Owner's contact information
    85 Dudley Rd Newton, MA 02459
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    85 Dudley Rd
    Newton, MA 02459
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    85 Dudley Rd Newton, MA 02459
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    John Boyle
    Real Estate License ID: 449504559
    (617) 723-1800 (617) 733-6723
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!