Three-Family Property with River
For Sale
$1,700,000
126 Charles Street AUB, Newton, MA 02466
Legal three-family configuration with special-permit status and substantial renovation needs.
Property Size4,158 SF
Lot Size0.21 Acres
Price / SF$408.85
Days on Market343
Property Features for 126 Charles Street AUB
General Information
Standard status
Active
Size
4,158 SF
Lot size
0.21 Acres
Property subtype
Multi-family
Property Condition
Severity
Repairs Needed
Evidence
needs renovation work
Additional Details
Highway Access
Yes
Multifamily Units
3
Building Details
Year Built
1900
Buildings
1
Listing Agency:
CRG Commercial
Listed By:
Thomas Slayton
(617) 394-8648
Source:
Unitboston
Added: Sep 24, 2025
Changed: Aug 31
Last Checked: Aug 31 at 8:22PM
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 CRG Commercial
Investment Insights
Based on property information with market context.
This 4,158 SF property contains three residential units within a building constructed in 1900. The existing three-family arrangement is legal under a non-conforming designation with a special permit, while the structure requires renovation work. The parcel encompasses 8,960 SF of land and includes views toward the Charles River.
Situated at 126 Charles Street in Newton, Massachusetts, the property is approximately one mile from Route 128 and the Massachusetts Turnpike. An adjoining property at 132 Charles Street is also offered for sale and includes an additional 28,000 SF of land, providing a potential assemblage option for a purchaser evaluating both parcels.
Situated at 126 Charles Street in Newton, Massachusetts, the property is approximately one mile from Route 128 and the Massachusetts Turnpike. An adjoining property at 132 Charles Street is also offered for sale and includes an additional 28,000 SF of land, providing a potential assemblage option for a purchaser evaluating both parcels.
Key Highlights
- Three‑family property with legal non‑conforming status under a special permit
- 4,158 SF building constructed in 1900
- 8,960 SF land parcel with Charles River views
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
$87,985
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
5.18%
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%
$1,759,700
$1.8M
Cap Rate 7%
$1,256,929
$1.3M
Cap Rate 9%
$977,611
$977.6K
Market Conditions
NOI Build-Up for 4,158 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
$132.2K $31.80/SF
− Vacancy
−$6.5K −$1.57/SF
EGI
$125.7K $30.23/SF
− OpEx
−$37.7K −$9.07/SF
NOI
$88.0K $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%
$1,759,700
Cap Rate 7%
$1,256,929
Cap Rate 9%
$977,611
Alternative Uses
Best Use
Multifamily LT 5
$1.26M
$1.10M – $1.47M
NOI $87,985 @ 7.0% cap · market cap 5.18%
Second Best
Apartment 5plus
$1.18M
$1.03M – $1.38M
NOI $82,730 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$2.46M
$2.15M – $2.87M
NOI $172,306 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
649
Businesses Nearby
Explore this area
Business Placement
Demographics for 02466, MA
8,434
Population
3,284
Households
2.6
Avg Household Size
37
Median Age
78%
College-Educated
95%
High-School Grad
1.6 sq mi
ZIP Area
5,271
Density / Sq Mi
$170,852
Median Household Income
$82,244
Median Earnings
$2,082
Median Rent
$1,164,900
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?
Triplex - Legal three-family configuration with special-permit status and substantial renovation needs.
Where is this triplex located?
The property is located at 126 Charles Street AUB Newton, MA.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Three‑family property with legal non‑conforming status under a special permit; 4,158 SF building constructed in 1900; 8,960 SF land parcel with Charles River views
