Side-by-Side
For Sale
$1,250,000
Pending
33-35 Rose Avenue, Watertown, MA 02472
Two townhouse-style units offer separate driveways, hardwood flooring, fenced outdoor space, and unfinished basement areas.
Property Size2,255 SF
Days on Market154
Property Features for 33-35 Rose Avenue
General Information
Standard status
Pending
Size
2,255 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Zoning
R
Building Details
Building Size
2,255 SF
Year Built
1954
Stories
4
Listing Agency:
Coldwell Banker Realty - Belmont
Listed By:
Real Estate Advisors Group
Source:
Cjbarrett
Added: Apr 1
Changed: Aug 29
Last Checked: May 28 at 5:47AM
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 - Belmont
Investment Insights
Based on property information with market context.
Built in 1954, this 2,255-square-foot duplex is arranged as two side-by-side townhouse-style residences. Each unit includes a first-floor living room, dining area, and kitchen, while the second floor provides 3 bedrooms and a full bathroom. Hardwood flooring runs throughout both units, and the basements add storage or future finishing potential.
Separate driveways serve each residence, complemented by a private fenced yard. Property updates include 100 amp electrical services and efficient gas heating systems. The home is located on Rose Avenue in Watertown’s West End, with local shops, restaurants, and major commuter routes described as nearby.
Separate driveways serve each residence, complemented by a private fenced yard. Property updates include 100 amp electrical services and efficient gas heating systems. The home is located on Rose Avenue in Watertown’s West End, with local shops, restaurants, and major commuter routes described as nearby.
Key Highlights
- 2,255‑square‑foot duplex built in 1954
- Two side‑by‑side units, each with 3 bedrooms and 1 full bathroom
- Separate driveways and a private, fenced‑in yard
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
$47,717
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
3.82%
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%
$954,340
$954.3K
Cap Rate 7%
$681,671
$681.7K
Cap Rate 9%
$530,189
$530.2K
Market Conditions
NOI Build-Up for 2,255 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
$71.7K $31.80/SF
− Vacancy
−$3.5K −$1.57/SF
EGI
$68.2K $30.23/SF
− OpEx
−$20.4K −$9.07/SF
NOI
$47.7K $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%
$954,340
Cap Rate 7%
$681,671
Cap Rate 9%
$530,189
Alternative Uses
Best Use
Multifamily LT 5
$681.7K
$596.5K – $795.3K
NOI $47,717 @ 7.0% cap · market cap 3.82%
Second Best
Apartment 5plus
$641.0K
$560.8K – $747.8K
NOI $44,867 @ 7.0% cap · market cap 3.59%
Theoretical Best
Office A
$1.33M
$1.17M – $1.56M
NOI $93,447 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
720
Businesses Nearby
Explore this area
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
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 - Two townhouse-style units offer separate driveways, hardwood flooring, fenced outdoor space, and unfinished basement areas.
Where is this duplex located?
The property is located at 33-35 Rose Avenue Watertown, MA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 2,255‑square‑foot duplex built in 1954; Two side‑by‑side units, each with 3 bedrooms and 1 full bathroom; Separate driveways and a private, fenced‑in yard
