Renovated Duplex
New
For Sale
$1,575,000
131-133 Mount Vernon St, Newton, MA 02465
Newton, MA
Property Size2,670 SF
Price / SF$589.89
Days on Market2
Property Features for 131-133 Mount Vernon St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 1, Bedroom 5, Bedroom 2, Bedroom 3
Elementary school
Cabot
Middle school
Day
High school
Newton North
Standard status
Active
Size
2,670 SF
Building Details
Year built
1922
Listing Agency:
Engel & Volkers Wellesley · Engel & Völkers
(781) 591-8333
Listed By:
Cindy Laughrea
(781) 248-6350
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 10 at 3:06AM
MLS# 73573150
Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex property contains 2,670 square feet and was built in 1922. Renovations completed a few years ago refreshed the interiors while retaining the home’s established character. The property includes updated appliances and comfortable living areas configured for two-family use, offering flexibility for an owner-occupant, extended household, or income-producing arrangement.
The home is located in West Newton Hill, a residential neighborhood in Newton, Massachusetts. Shops, restaurants, commuter rail service, major routes, and other Newton amenities are identified nearby, providing access to everyday services and regional transportation. The property is located at 131-133 Mount Vernon St and includes five listed bedrooms.
The home is located in West Newton Hill, a residential neighborhood in Newton, Massachusetts. Shops, restaurants, commuter rail service, major routes, and other Newton amenities are identified nearby, providing access to everyday services and regional transportation. The property is located at 131-133 Mount Vernon St and includes five listed bedrooms.
Key Highlights
- 2,670‑square‑foot duplex property at 131‑133 Mount Vernon St, Newton, MA 02465
- Two‑family configuration with flexible residential use
- Interior renovations completed 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
$56,498
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
3.59%
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%
$1,129,960
$1.1M
Cap Rate 7%
$807,114
$807.1K
Cap Rate 9%
$627,756
$627.8K
Market Conditions
NOI Build-Up for 2,670 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
$84.9K $31.80/SF
− Vacancy
−$4.2K −$1.57/SF
EGI
$80.7K $30.23/SF
− OpEx
−$24.2K −$9.07/SF
NOI
$56.5K $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%
$1,129,960
Cap Rate 7%
$807,114
Cap Rate 9%
$627,756
Alternative Uses
Best Use
Multifamily LT 5
$807.1K
$706.2K – $941.6K
NOI $56,498 @ 7.0% cap · market cap 3.59%
Second Best
Apartment 5plus
$758.9K
$664.1K – $885.4K
NOI $53,124 @ 7.0% cap · market cap 3.37%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,644 @ 7.0% cap · market cap 7.03%
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
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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 - Two-family home with refreshed interiors, newer appliances, and flexible living arrangements in a residential Newton setting.
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: 2,670‑square‑foot duplex property at 131‑133 Mount Vernon St, Newton, MA 02465; Two‑family configuration with flexible residential use; Interior renovations completed a few years ago
