Two-Unit New Construction Duplex with Loft
For Sale
$2,450,000
52-54 Rangeley Rd, Newton, MA 02465
MULTI_FAMILY - Newton, MA
Property Size3,815 SF
Lot Size0.13 Acres
Price / SF$642.20
Days on Market49
Property Features for 52-54 Rangeley Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
SR3
Bedrooms
5
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 3, Bathroom 1, Bathroom 4, Bedroom 2, Bedroom 5, Bedroom 3, Bedroom 1, Bathroom 2, Bedroom 4, Bathroom 5
Parking
2
Fireplace
1
Directions
Derby St to Rangeley Rd
Subdivision
West Newton
Standard status
Active
APN
689838
Size
3,815 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
10825
Building Details
Year built
2026
Floors in Building
4
Number of units
2
Listing Agency:
Keller Williams Realty Boston Northwest
(617) 497-8900
Listed By:
Christina Hill
(978) 369-5775
Added: Jun 24
Changed: Aug 9
Last Checked: Aug 11 at 8:06PM
MLS# 73540587
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
New construction two-unit home under construction featuring 5 bedrooms, 5 bathrooms plus a loft office space. The layout includes an open-concept living and dining area in each unit, with unit 1 offering three bedrooms and three baths and unit 2 offering two bedrooms, two baths, and an office. Both units have separate utilities and in-unit laundry.
Built for efficiency and longevity, the home includes triple-pane windows, spray-foam insulation, LED lighting, and a high-performance heat pump HVAC system. Electrical service is 200-amp with EV-ready receptacles, and separate thermostats are provided on each level. A fireplace is also listed.
The property sits on a 0.1296-acre lot and is set within a SR3 zoning designation. It is described as being conveniently located near I-90, commuter rail, Newton schools, parks, and recreational facilities.
Built for efficiency and longevity, the home includes triple-pane windows, spray-foam insulation, LED lighting, and a high-performance heat pump HVAC system. Electrical service is 200-amp with EV-ready receptacles, and separate thermostats are provided on each level. A fireplace is also listed.
The property sits on a 0.1296-acre lot and is set within a SR3 zoning designation. It is described as being conveniently located near I-90, commuter rail, Newton schools, parks, and recreational facilities.
Key Highlights
- Under‑construction two‑unit duplex with unit 1 (3 bed, 3 bath) and unit 2 (2 bed, 2 bath) plus an office
- 5 bedrooms, 5 bathrooms, plus a loft office space with open‑concept living and dining areas
- Separate utilities and in‑unit laundry for both units
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
$80,727
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
3.29%
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%
$1,614,540
$1.6M
Cap Rate 7%
$1,153,243
$1.2M
Cap Rate 9%
$896,967
$897.0K
Market Conditions
NOI Build-Up for 3,815 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
$121.3K $31.80/SF
− Vacancy
−$6.0K −$1.57/SF
EGI
$115.3K $30.23/SF
− OpEx
−$34.6K −$9.07/SF
NOI
$80.7K $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%
$1,614,540
Cap Rate 7%
$1,153,243
Cap Rate 9%
$896,967
Alternative Uses
Best Use
Multifamily LT 5
$1.15M
$1.01M – $1.35M
NOI $80,727 @ 7.0% cap · market cap 3.29%
Second Best
Apartment 5plus
$1.08M
$948.8K – $1.27M
NOI $75,906 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$2.26M
$1.98M – $2.63M
NOI $158,093 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
618
Businesses Nearby
Explore this area
Business Placement
Demographics for 02465, MA
12,415
Population
4,452
Households
2.8
Avg Household Size
42
Median Age
78%
College-Educated
97%
High-School Grad
2.2 sq mi
ZIP Area
5,643
Density / Sq Mi
$174,518
Median Household Income
$93,021
Median Earnings
$2,251
Median Rent
$1,098,600
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 - Under-construction two-unit duplex with separate utilities and in-unit laundry, built in 2026 on SR3-zoned land.
Where is this duplex located?
The property is located at 52-54 Rangeley Rd Newton, MA.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: Under‑construction two‑unit duplex with unit 1 (3 bed, 3 bath) and unit 2 (2 bed, 2 bath) plus an office; 5 bedrooms, 5 bathrooms, plus a loft office space with open‑concept living and dining areas; Separate utilities and in‑unit laundry for both units
