Renovated Two-Family
New
For Sale
$1,575,000
131-133 Mount Vernon St, Newton, MA 02465
Updated residential income property with refreshed interiors, new appliances, and flexible two-family living arrangements.
Property Size5,315 SF
Price / SF$296.33
Days on Market3
Property Features for 131-133 Mount Vernon St
General Information
Standard status
Active
Size
5,315 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
MR1
Net Operating Income
$83,400
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$16,753
Building Details
Building Size
5,315 SF
Year Built
1922
Stories
3
Listing Agency:
Engel & Volkers Wellesley
Listed By:
Cindy Laughrea
(781) 248-6350
Source:
Insightrealtygroup
Added: Sep 8
Changed: Sep 9
Last Checked: Sep 9 at 1:48PM
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 Engel & Volkers Wellesley
Investment Insights
Based on property information with market context.
This 5,315-square-foot duplex is configured as a two-family residence and was built in 1922. Renovation work completed a few years ago brought updated interiors and new appliances to the property, while preserving its established residential character. The layout supports separate household use within one property and offers flexibility for owner occupancy, extended-family living, or income-producing use.
The home is located in West Newton Hill, a residential neighborhood with access to local shops and restaurants, commuter rail service, major routes, and other Newton amenities. Its combination of two-family configuration, recent updates, and established neighborhood setting creates a practical multifamily ownership option.
The home is located in West Newton Hill, a residential neighborhood with access to local shops and restaurants, commuter rail service, major routes, and other Newton amenities. Its combination of two-family configuration, recent updates, and established neighborhood setting creates a practical multifamily ownership option.
Key Highlights
- Two‑family duplex configuration
- 5,315 square feet of property area
- Renovated a few years ago
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
$112,467
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
7.14%
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%
$2,249,340
$2.2M
Cap Rate 7%
$1,606,671
$1.6M
Cap Rate 9%
$1,249,633
$1.2M
Market Conditions
NOI Build-Up for 5,315 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
$169.0K $31.80/SF
− Vacancy
−$8.3K −$1.57/SF
EGI
$160.7K $30.23/SF
− OpEx
−$48.2K −$9.07/SF
NOI
$112.5K $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%
$2,249,340
Cap Rate 7%
$1,606,671
Cap Rate 9%
$1,249,633
Alternative Uses
Best Use
Multifamily LT 5
$1.61M
$1.41M – $1.87M
NOI $112,467 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$1.51M
$1.32M – $1.76M
NOI $105,751 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$3.15M
$2.75M – $3.67M
NOI $220,252 @ 7.0% cap · market cap 13.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,080
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Updated residential income property with refreshed interiors, new appliances, and flexible two-family living arrangements.
Where is this duplex located?
The property is located at 131-133 Mount Vernon St Newton, MA.
What is the asking price?
The asking price for this property is $1,575,000.
What are key features of this property?
This property features: Two‑family duplex configuration; 5,315 square feet of property area; Renovated a few years ago
