Victorian Two-Family
For Sale
$1,850,000
Pending
27 Oliver Street, Watertown, MA 02472
Historic Victorian duplex with a basement rental unit and multiple finished floors featuring fireplaces, hardwood floors, and stained-glass.
Property Size3,900 SF
Days on Market124
Property Features for 27 Oliver Street
General Information
Standard status
Pending
Size
3,900 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
S-6
Net Operating Income
$24,000
Taxes and HOA fees
Annual Taxes
$16,965
Amenities
Pool, Tennis Court(s), Park, Golf, Sidewalks
Zoned
Full, Partially Finished, Walk-Out Access, Interior Entry, Sump Pump, Concrete
Gas Water Heater
Off Street, Paved
Rain Gutters, Garden
Building Details
Building Size
3,900 SF
Year Built
1893
Stories
4
Listing Agency:
Real Estate 109
Listed By:
Peter Boyajian Team
(617) 834-4807
Source:
Evrealestate
Added: Jun 18
Changed: Oct 14
Last Checked: Oct 19 at 4:54AM
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 Real Estate 109
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Investment Insights
Based on property information with market context.
This Victorian two-family residence retains classic period details throughout, including high ceilings, oversized windows, stained-glass, and hardwood floors. The home features three wood-burning fireplaces, a first-floor library with beamed ceiling, wainscotting, and French doors, along with a hidden powder room. The mid-century kitchen includes ample cabinetry, stone counters, and large picture windows overlooking the yard and gardens.
The second floor provides four well-proportioned bedrooms, including a master bedroom suite with a fireplace. The third floor is fully finished with flex space that may be used as a game room or additional bedrooms and includes another bathroom.
A vintage 1940s lower-level apartment adds rental income value and has been consistently rented for decades.
The second floor provides four well-proportioned bedrooms, including a master bedroom suite with a fireplace. The third floor is fully finished with flex space that may be used as a game room or additional bedrooms and includes another bathroom.
A vintage 1940s lower-level apartment adds rental income value and has been consistently rented for decades.
Key Highlights
- Victorian two‑family (c. 1890) built in 1893 with classic period details throughout
- Basement rental apartment dating to the 1940s has been consistently rented for decades
- 3 wood‑burning fireplaces plus stained‑glass, high ceilings, and oversized windows
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$82,525
Cap Rate
4.46%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,650,500
$1.7M
Cap Rate 7%
$1,178,929
$1.2M
Cap Rate 9%
$916,944
$916.9K
Market Conditions
NOI Build-Up for 3,900 SF
Gross rent
$124.0K $31.80/SF
− Vacancy
−$6.1K −$1.57/SF
EGI
$117.9K $30.23/SF
− OpEx
−$35.4K −$9.07/SF
NOI
$82.5K $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 Rate 5%
$1,650,500
Cap Rate 7%
$1,178,929
Cap Rate 9%
$916,944
Alternative Uses
Best Use
Multifamily LT 5
$1.18M
$1.03M – $1.38M
NOI $82,525 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$1.11M
$970.0K – $1.29M
NOI $77,597 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$2.31M
$2.02M – $2.69M
NOI $161,615 @ 7.0% cap · market cap 8.74%
Zoning and permitted uses should be independently verified with authorities.
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Location Intelligence
Trade Area within ½ mile
1,535
Businesses Nearby
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Business Placement
Demographics for 02472, MA
35,392
Population
17,069
Households
2.1
Avg Household Size
39
Median Age
67%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
8,848
Density / Sq Mi
$123,383
Median Household Income
$77,537
Median Earnings
$2,356
Median Rent
$737,600
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
Frequently Asked Questions
What type of property is this?
Duplex - Historic Victorian duplex with a basement rental unit and multiple finished floors featuring fireplaces, hardwood floors, and stained-glass.
Where is this duplex located?
The property is located at 27 Oliver Street Watertown, MA.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Victorian two‑family (c. 1890) built in 1893 with classic period details throughout; Basement rental apartment dating to the 1940s has been consistently rented for decades; 3 wood‑burning fireplaces plus stained‑glass, high ceilings, and oversized windows
