New Four-Level Duplex
For Sale
$2,698,000
308 Newton Street, Waltham, MA 02453
Newly constructed duplex offers four finished levels per unit with first-floor bedrooms and full baths.
Property Size6,004 SF
Days on Market39
Property Features for 308 Newton Street
General Information
Standard status
Active
Size
6,004 SF
Total Parking Spaces
10
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Building Details
Building Size
6,004 SF
Year Built
2025
Stories
4
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty - Waltham
(781) 893-0808
Listed By:
Dave DiGregorio · License #449506373
Source:
Classifiedrealtygroup
Added: Jul 14
Changed: Aug 17
Last Checked: Aug 21 at 4:31AM
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 Coldwell Banker Realty - Waltham
Investment Insights
Based on property information with market context.
Newly constructed duplex spanning four finished levels on each unit, configured as contemporary townhomes. Each residence features four bedrooms and 3.5 baths, plus a 1-car garage. The layout includes a first-floor bedroom with a full bath, along with an open main level featuring an updated-style kitchen with premium finishes, a great room with LED soffit lighting and a linear gas fireplace, and a glass staircase with lit treads. Additional living space includes dining and living areas, a powder room, and a convenient laundry room. Upstairs, there are three bedrooms, including a primary suite with mosaic tile and a custom vanity.
The property is described as offering easy access to Moody St and public transportation, with walls of glass and soaring ceilings highlighting Boston skyline views.
The property is described as offering easy access to Moody St and public transportation, with walls of glass and soaring ceilings highlighting Boston skyline views.
Key Highlights
- Newly constructed duplex built in 2025 with four finished levels per unit
- Each unit includes a first‑floor bedroom with a full bath
- Each unit features 4 bedrooms and 3.5 baths with a 1‑car garage
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
$127,047
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
4.71%
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%
$2,540,940
$2.5M
Cap Rate 7%
$1,814,957
$1.8M
Cap Rate 9%
$1,411,633
$1.4M
Market Conditions
NOI Build-Up for 6,004 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
$190.9K $31.80/SF
− Vacancy
−$9.4K −$1.57/SF
EGI
$181.5K $30.23/SF
− OpEx
−$54.4K −$9.07/SF
NOI
$127.0K $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%
$2,540,940
Cap Rate 7%
$1,814,957
Cap Rate 9%
$1,411,633
Alternative Uses
Best Use
Multifamily LT 5
$1.81M
$1.59M – $2.12M
NOI $127,047 @ 7.0% cap · market cap 4.71%
Second Best
Apartment 5plus
$1.71M
$1.49M – $1.99M
NOI $119,459 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$3.55M
$3.11M – $4.15M
NOI $248,804 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,732
Businesses Nearby
Explore this area
Business Placement
Demographics for 02453, MA
31,854
Population
13,163
Households
2.4
Avg Household Size
34
Median Age
59%
College-Educated
92%
High-School Grad
3.6 sq mi
ZIP Area
8,848
Density / Sq Mi
$114,029
Median Household Income
$58,036
Median Earnings
$2,063
Median Rent
$666,300
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?
Duplex - Newly constructed duplex offers four finished levels per unit with first-floor bedrooms and full baths.
Where is this duplex located?
The property is located at 308 Newton Street Waltham, MA.
What is the asking price?
The asking price for this property is $2,698,000.
What are key features of this property?
This property features: Newly constructed duplex built in 2025 with four finished levels per unit; Each unit includes a first‑floor bedroom with a full bath; Each unit features 4 bedrooms and 3.5 baths with a 1‑car garage
