Two-Unit River-View
New
For Sale
$1,250,000
330-332 Charles River Rd, Watertown, MA 02472
Two distinct residences feature sun rooms, eat-in kitchens, and separate basement laundry areas.
Property Size2,592 SF
Days on Market4
Property Features for 330-332 Charles River Rd
General Information
Standard status
Active
Size
2,592 SF
Total Parking Spaces
6
Property subtype
Multifamily
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Parking per Unit
2
Taxes and HOA fees
Annual Taxes
$10,327
Amenities
sun room/office
eat-in kitchen
mudroom
laundry
front porch
back porch
shed for bike storage
yard
Building Details
Building Size
2,592 SF
Year Built
1926
Listing Agency:
Leading Edge Real Estate
Listed By:
Anne Mahon · License #9519432
(617) 484-1900
Source:
Classifiedrealtygroup
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 4:08AM
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 Leading Edge Real Estate
Investment Insights
Based on property information with market context.
Built in 1926, this two-unit duplex overlooks the Charles River and Watertown Boat Harbor. The first-floor residence has 2 bedrooms, a sun room or office, a full bath, open living and dining areas, and an eat-in kitchen. The second-floor unit offers 3 bedrooms with a similar arrangement, including its own sun room or office and eat-in kitchen. Both kitchens have stainless steel appliances and quartz counters. Natural woodwork and original moldings are present in the living areas. Each unit has basement laundry and storage, and the home is insulated with air-source electric heat pumps for heating and cooling.
Outdoor features include front and rear porches, a yard, a shed for bicycle storage, and off-street tandem parking for each residence, including one carport space per unit. The Charles River bike path and river parks are nearby, with access toward Harvard and Cambridge, downtown Boston, and Brighton. New Arsenal Yards offers shopping and dining minutes away.
Outdoor features include front and rear porches, a yard, a shed for bicycle storage, and off-street tandem parking for each residence, including one carport space per unit. The Charles River bike path and river parks are nearby, with access toward Harvard and Cambridge, downtown Boston, and Brighton. New Arsenal Yards offers shopping and dining minutes away.
Key Highlights
- Two residences: a 2‑bedroom first‑floor unit and a 3‑bedroom second‑floor unit
- Views overlooking the Charles River and Watertown Boat Harbor
- Air‑source electric heat pumps provide heating and cooling; home is insulated
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
$54,848
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
4.39%
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%
$1,096,960
$1.1M
Cap Rate 7%
$783,543
$783.5K
Cap Rate 9%
$609,422
$609.4K
Market Conditions
NOI Build-Up for 2,592 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
$82.4K $31.80/SF
− Vacancy
−$4.1K −$1.57/SF
EGI
$78.4K $30.23/SF
− OpEx
−$23.5K −$9.07/SF
NOI
$54.8K $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%
$1,096,960
Cap Rate 7%
$783,543
Cap Rate 9%
$609,422
Alternative Uses
Best Use
Multifamily LT 5
$783.5K
$685.6K – $914.1K
NOI $54,848 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$736.7K
$644.7K – $859.5K
NOI $51,572 @ 7.0% cap · market cap 4.13%
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,412 @ 7.0% cap · market cap 8.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,040
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 distinct residences feature sun rooms, eat-in kitchens, and separate basement laundry areas.
Where is this duplex located?
The property is located at 330-332 Charles River Rd 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: Two residences: a 2‑bedroom first‑floor unit and a 3‑bedroom second‑floor unit; Views overlooking the Charles River and Watertown Boat Harbor; Air‑source electric heat pumps provide heating and cooling; home is insulated
