Single-Family Home with
For Sale
$1,590,000
35 Miller Ave, Framingham, MA 01702
New construction home with an attached two-bedroom ADU, private entrance, and garage parking on a level yard near Waushakum Pond.
Property Size4,006 SF
Lot Size0.18 Acres
Days on Market52
Property Features for 35 Miller Ave
General Information
Standard status
Active
Size
4,006 SF
Total Parking Spaces
4
Lot size
0.18 Acres
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,999
Building Details
Building Size
4,006 SF
Year Built
2026
Stories
2
Construction
contemporary
Listing Agency:
Compass
Listed By:
Jason Kaczmarczyk
(617) 997-8289
Source:
Classifiedrealtygroup
Added: Jul 24
Changed: Sep 12
Last Checked: Sep 13 at 5:42AM
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 Compass
Investment Insights
Based on property information with market context.
New construction in 2026 offers a contemporary open-concept layout with a chef’s kitchen featuring Signature Kitchen Suite (SKS) appliances and a ten-foot waterfall island. The home includes a first-floor flex room and a second-floor balcony. Upstairs, the plan provides five bedrooms, including a primary suite with a walk-in closet, double vanity, and a spacious shower. There are also multi-zoned heat pumps, modern finishes, and a total of ten rooms including an office.
An attached two-bedroom accessory dwelling unit (ADU) adds flexibility, with cathedral ceilings, a private entrance, and its own two-car garage. The property sits on an 8,000+ sq ft lot and is adjacent to Waushakum Pond, with nearby public dock access.
A level yard and convenient access to shopping and commuter routes round out the offering. Four garage spaces are available across the main home and ADU.
An attached two-bedroom accessory dwelling unit (ADU) adds flexibility, with cathedral ceilings, a private entrance, and its own two-car garage. The property sits on an 8,000+ sq ft lot and is adjacent to Waushakum Pond, with nearby public dock access.
A level yard and convenient access to shopping and commuter routes round out the offering. Four garage spaces are available across the main home and ADU.
Key Highlights
- New construction (2026) in Framingham’s Coburnville neighborhood on an 8,000+ sq ft lot adjacent to Waushakum Pond
- Open‑concept design with a chef’s kitchen featuring Signature Kitchen Suite (SKS) appliances and a 10‑foot waterfall island
- Second‑floor balcony adjacent to the pond plus a first‑floor flex room for versatile living space
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
$84,768
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
5.33%
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%
$1,695,360
$1.7M
Cap Rate 7%
$1,210,971
$1.2M
Cap Rate 9%
$941,867
$941.9K
Market Conditions
NOI Build-Up for 4,006 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
$127.4K $31.80/SF
− Vacancy
−$6.3K −$1.57/SF
EGI
$121.1K $30.23/SF
− OpEx
−$36.3K −$9.07/SF
NOI
$84.8K $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%
$1,695,360
Cap Rate 7%
$1,210,971
Cap Rate 9%
$941,867
Alternative Uses
Best Use
Multifamily LT 5
$1.21M
$1.06M – $1.41M
NOI $84,768 @ 7.0% cap · market cap 5.33%
Second Best
Apartment 5plus
$1.14M
$996.3K – $1.33M
NOI $79,706 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$2.37M
$2.08M – $2.77M
NOI $166,008 @ 7.0% cap · market cap 10.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
195
Businesses Nearby
Explore this area
Business Placement
Demographics for 01702, MA
39,515
Population
15,303
Households
2.6
Avg Household Size
35
Median Age
39%
College-Educated
83%
High-School Grad
8.2 sq mi
ZIP Area
4,819
Density / Sq Mi
$78,784
Median Household Income
$41,792
Median Earnings
$1,822
Median Rent
$563,600
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
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Frequently Asked Questions
What type of property is this?
Duplex - New construction home with an attached two-bedroom ADU, private entrance, and garage parking on a level yard near Waushakum Pond.
Where is this duplex located?
The property is located at 35 Miller Ave Framingham, MA.
What is the asking price?
The asking price for this property is $1,590,000.
What are key features of this property?
This property features: New construction (2026) in Framingham’s Coburnville neighborhood on an 8,000+ sq ft lot adjacent to Waushakum Pond; Open‑concept design with a chef’s kitchen featuring Signature Kitchen Suite (SKS) appliances and a 10‑foot waterfall island; Second‑floor balcony adjacent to the pond plus a first‑floor flex room for versatile living space
