Two-Family Residential Income
For Sale
$1,875,000
7 Westbourne Road, Newton, MA 02459
Well-maintained two-family home with two three-bedroom units, private entrances, and updated kitchens and bathrooms.
Property Size2,908 SF
Price / SF$644.77
Days on Market90
Property Features for 7 Westbourne Road
General Information
Standard status
Active
Size
2,908 SF
Property subtype
Multi-family
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
Compass
Listed By:
The Shulkin Wilk Group · License #BK3153120
(850) 554-3142
Source:
Sredboston
Added: Jun 7
Changed: Sep 4
Last Checked: Aug 8 at 4:31PM
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.
This well-maintained two-family residential income property offers two three-bedroom units stacked within a single building. Both units feature private front and rear entrances, with recently updated kitchens and bathrooms. Interior highlights include gleaming hardwood floors, abundant natural light, and freshly painted walls. Large front decks are provided on both units.
A full basement adds extensive storage and utility space. Outside, the property includes an oversized detached two-car garage, along with additional paved driveways.
The home sits on a spacious level lot on a tree-lined street, and is located steps from Newton Centre Village and its amenities.
A full basement adds extensive storage and utility space. Outside, the property includes an oversized detached two-car garage, along with additional paved driveways.
The home sits on a spacious level lot on a tree-lined street, and is located steps from Newton Centre Village and its amenities.
Key Highlights
- Well‑maintained 2‑family home built in 1900 with 2,900+ sq ft of living space
- Two stacked 3‑bedroom units, each with private front and rear entrances
- Recently updated kitchens and bathrooms, plus gleaming hardwood floors and freshly painted interiors
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
$61,534
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
3.28%
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%
$1,230,680
$1.2M
Cap Rate 7%
$879,057
$879.1K
Cap Rate 9%
$683,711
$683.7K
Market Conditions
NOI Build-Up for 2,908 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
$92.5K $31.80/SF
− Vacancy
−$4.6K −$1.57/SF
EGI
$87.9K $30.23/SF
− OpEx
−$26.4K −$9.07/SF
NOI
$61.5K $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%
$1,230,680
Cap Rate 7%
$879,057
Cap Rate 9%
$683,711
Alternative Uses
Best Use
Multifamily LT 5
$879.1K
$769.2K – $1.03M
NOI $61,534 @ 7.0% cap · market cap 3.28%
Second Best
Apartment 5plus
$826.6K
$723.2K – $964.3K
NOI $57,859 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$1.72M
$1.51M – $2.01M
NOI $120,507 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
649
Businesses Nearby
Explore this area
Business Placement
Demographics for 02459, MA
19,017
Population
6,828
Households
2.8
Avg Household Size
44
Median Age
84%
College-Educated
98%
High-School Grad
5.0 sq mi
ZIP Area
3,803
Density / Sq Mi
$214,941
Median Household Income
$87,409
Median Earnings
$2,308
Median Rent
$1,336,200
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 - Well-maintained two-family home with two three-bedroom units, private entrances, and updated kitchens and bathrooms.
Where is this duplex located?
The property is located at 7 Westbourne Road Newton, MA.
What is the asking price?
The asking price for this property is $1,875,000.
What are key features of this property?
This property features: Well‑maintained 2‑family home built in 1900 with 2,900+ sq ft of living space; Two stacked 3‑bedroom units, each with private front and rear entrances; Recently updated kitchens and bathrooms, plus gleaming hardwood floors and freshly painted interiors
