Spacious Two-Family Home on Large
For Sale
$649,900
30 Puritan Rd, Weymouth, MA 02189
Two-family home on .79 acres in desirable Weymouth neighborhood.
Property Size2,038 SF
Lot Size0.79 Acres
Days on Market266
Property Features for 30 Puritan Rd
General Information
Standard status
Active
Size
2,038 SF
Lot size
0.79 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$5,870
Building Details
Building Size
2,038 SF
Year Built
1903
Stories
2
Units
2
Listing Agency:
Allison James Estates & Homes of MA, LLC
(617) 943-4258
Listed By:
Colleen Walo · License #9053748
(617) 943-4258
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 15
Last Checked: Aug 21 at 12:45PM
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 Allison James Estates & Homes of MA, LLC
Investment Insights
Based on property information with market context.
This two-family home offers a total of 2,038 sq. ft. of living space on a .79-acre lot. The first-floor unit features 2 bedrooms and 1 bath, while the second-floor unit offers 3 bedrooms and 1 bath. The property is located in a desirable neighborhood near the Back River with scenic trails. It is close to shopping, schools, and major routes. The property is suitable for an investor or owner-occupant. The property offers versatility and opportunity in Weymouth's thriving community.
Key Highlights
- Two‑family home ideal for rental income or extended family.
- Large .79‑acre lot with mature plantings and natural beauty.
- Desirable neighborhood near Back River with scenic trails.
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
$36,508
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
5.62%
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%
$730,160
$730.2K
Cap Rate 7%
$521,543
$521.5K
Cap Rate 9%
$405,644
$405.6K
Market Conditions
NOI Build-Up for 2,038 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
$55.0K $27.00/SF
− Vacancy
−$2.9K −$1.41/SF
EGI
$52.2K $25.59/SF
− OpEx
−$15.6K −$7.68/SF
NOI
$36.5K $17.91/SF
Area
Norfolk County, MA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$730,160
Cap Rate 7%
$521,543
Cap Rate 9%
$405,644
Alternative Uses
Best Use
Multifamily LT 5
$521.5K
$456.4K – $608.5K
NOI $36,508 @ 7.0% cap · market cap 5.62%
Second Best
Apartment 5plus
$481.2K
$421.1K – $561.4K
NOI $33,684 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,454 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
131
Businesses Nearby
Explore this area
Business Placement
Demographics for 02189, MA
15,123
Population
6,689
Households
2.3
Avg Household Size
41
Median Age
41%
College-Educated
95%
High-School Grad
4.0 sq mi
ZIP Area
3,781
Density / Sq Mi
$91,842
Median Household Income
$53,785
Median Earnings
$1,732
Median Rent
$463,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-family home on .79 acres in desirable Weymouth neighborhood.
Where is this duplex located?
The property is located at 30 Puritan Rd Weymouth, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two‑family home ideal for rental income or extended family.; Large .79‑acre lot with mature plantings and natural beauty.; Desirable neighborhood near Back River with scenic trails.
