Waterfront Victorian Duplex with
93-95 Riverview Avenue Waltham, MA 02453
93-95 Riverview Avenue, Waltham, MA, 02453
$1,195,000
For Sale
$1,195,000
Two-family home with Charles River views, a rear porch with rooftop patio access, and an oversized two-car garage.
Property Size3,200 SF
Price / SF$373.44
Days on Market91
Property Features for 93-95 Riverview Avenue
General Information
- Standard status
- Active
- Size
- 3,200 SF
- Property subtype
- Multi-family / 2 Family - 2 Units Up/Down
Building Details
- Year Built
- 1910
Listing agency
Coldwell Banker Realty - Waltham
(781) 893-0808
Listed by
Hans Brings RESULTS · License #9041406
(781) 893-0808
Source
Compass
Added: Apr 22 Updated: Jul 21 at 8:13AM Checked: Jul 21 at 8:13AM
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 - Waltham
Investment Insights
Based on property information with market context.
Victorian two-family duplex with high ceilings and spacious, flexible layouts across both units. The first-floor unit includes a sun-filled rear porch stretching across the home, along with living, dining, and family room space, and offers multiple bedroom options. The second unit spans two levels with living, dining, family room, and den space, plus multiple bedroom options, including a large top-floor primary suite with dual closets and eaves storage. Outdoor features include direct access from the rear porch to a large rooftop patio.
The property is described as waterfront in Waltham’s Island neighborhood, offering Charles River views. It is positioned for convenience to Moody St shops and restaurants and public transportation.
Additional improvements noted include younger heating systems, a newer 2021 roof, and an oversized two-car garage.
The property is described as waterfront in Waltham’s Island neighborhood, offering Charles River views. It is positioned for convenience to Moody St shops and restaurants and public transportation.
Additional improvements noted include younger heating systems, a newer 2021 roof, and an oversized two-car garage.
Key Highlights
- Victorian 2‑family with direct waterfront/river access and Charles River scenic views
- 1st‑floor unit includes flexible layout with living room, dining room, kitchen, office/den, and sunroom
- Rear porch spans the home with panoramic water views and direct access to a large rooftop patio
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $101.8k | $31.80 |
| − Vacancy | −$5.0k | −$1.57 |
| EGI | $96.7k | $30.23 |
| − OpEx | −$29.0k | −$9.07 |
| NOI | $67.7k | $21.16 |
3,200 SF · lease $31.80/SF/yr · vacancy 4.94% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$967.3K
$846.4K – $1.13M
NOI $67,713 @ 7.0% cap · market cap 5.67%
Second Best
Apartment 5plus
$909.6K
$795.9K – $1.06M
NOI $63,669 @ 7.0% cap · market cap 5.33%
Theoretical Best
Office A
$1.89M
$1.66M – $2.21M
NOI $132,607 @ 7.0% cap · market cap 11.10%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
Similar For Sale Nearby
FAQs
What type of property is this?
Duplex - Two-family home with Charles River views, a rear porch with rooftop patio access, and an oversized two-car garage.
Where is this duplex located?
The property is located at 93-95 Riverview Avenue Waltham, MA.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Victorian 2‑family with direct waterfront/river access and Charles River scenic views; 1st‑floor unit includes flexible layout with living room, dining room, kitchen, office/den, and sunroom; Rear porch spans the home with panoramic water views and direct access to a large rooftop patio
