56 Cart Path Rd · Waltham, MA 02493

$6,999,000

6 bd · 9.0 ba · 7,047 sqft · SingleFamily public records · 122 Days on market

Built 2007 2.85 ac lot $993/sqft · 61% above area Est $5551k · 26% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.4/30.0
• Schools +7.4/10.0
• DSCR +6.8/10.0
• Appreciation +5.8/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Exquisite cape colonial estate in Weston’s golf club area. Perfect location on 2.85 acres in Weston's top neighborhood. Two floor grand foyer opens to the coffered great room, drenched in light from the floor to ceiling windows and the patio doors, which open out to the massive deck overlooking the large, flat, private back yard, while the grand fireplace and custom millwork impress. Large chef’s kitchen features huge central island, professional appliances, and custom cabinetry. The adjoining informal dining features skylights and wall to wall windows overlooking the back yard. The first also features the grand formal dining room with cathedral ceiling and a large open family room with fireplace and sitting area. Bedrooms maximize flexibility, including two amazing master suite options on the 1st & 2nd floor, while the 3rd floor has the in-law suite as well as a game room. The lower level boasts a theater, wine cellar, and gym. A+ location within 18 minutes to Boston.

Key facts

• Grand foyer
• Cape colonial estate
• 2.85 acres

Tags

• CAPE COLONIAL ESTATE
• 2.85 ACRES
• GRAND FOYER
• COFFERED GREAT ROOM
• FLOOR TO CEILING WINDOWS
• MASSIVE DECK

What this means for you Summary

Snapshot

• This is a 6-bed/9.0-bath single-family listed at $7.00M.

Deal economics

• At list price, monthly cash flow is $10k ($124k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($70k rent vs $7.00M).
• Recommended offer: $6.16M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.5% in Waltham — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#47 in MA, #2,251 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities F, cost of living F.
• Weston (suburban): math 71% / reading 77% proficiency, ranked #7 of 302 in MA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Country (math 44% / reading 74%, grade B-, #167 of 938 statewide, top 21%, 331 students, 0% FRL); Weston Middle (math 72% / reading 76%, grade A, #5 of 305 statewide, top 2%, 444 students, 0% FRL); Weston High (math 87% / reading 82%, grade A, #22 of 343 statewide, top 8%, 639 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).

Forward outlook

• In year one you build about $154k of equity ($48k loan paydown + $106k appreciation (1.5% local appreciation)).
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $1.96M cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$398k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($6.16M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $599k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4.75M; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $6,159,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $5,550,840
• List price: $6,999,000
• Delta: 26.09%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Doublet Hill Rd	0.22mi	5/5.5 (-1)	7,418 (+5%)	12mo	$9,200,000	$1,240	52
80 Loring Rd	0.68mi	5/6.0 (-1)	6,672 (-5%)	10mo	$2,950,000	$442	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.49×
• Total profit: $962,693
• Equity at exit: $2,576,511

10-year hold

• IRR: 12.8%
• Equity multiple: 2.64×
• Total profit: $3,215,641
• Equity at exit: $3,573,664

Cash invested: $1,959,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 02493

• Home prices YoY: 0.6%
• Active inventory: 53
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $70,000 medium
• Mortgage (P&I): −$36,704
• Tax from tax record: −$5,366 /mo · $64,397/yr
• Insurance: −$2,916
• HOA: −$0
• Vacancy / Maint / Mgmt: −$14,700
• Net cashflow: $10,314

Break-even live

Break-even rent $56,945

Max offer price $6,999,000

Occupancy floor 80%

Sensitivity live

Price	-10% $14,276	-5% $12,295	+0% $10,314	+5% $8,333	+10% $6,352
Rent	-10% $4,784	-5% $7,549	+0% $10,314	+5% $13,079	+10% $15,844
Rate	-1.0pp $13,839	-0.5pp $12,094	base $10,314	+0.5pp $8,500	+1.0pp $6,655

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $1,749,750
• Closing costs: $209,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Winsor Way Weston, MA	6.0	7.5	10116	$70,000	$6.92	0d	1	0.79mi

Listing history 24 events

1. 2026-06-21
   days on market $6,999,000 Active 122 DOM
2. 2026-06-18
   days on market $6,999,000 Active 119 DOM
3. 2026-06-17
   days on market $6,999,000 Active 118 DOM
4. 2026-06-16
   days on market $6,999,000 Active 117 DOM
5. 2026-06-15
   days on market $6,999,000 Active 116 DOM
6. 2026-06-13
   days on market $6,999,000 Active 114 DOM
7. 2026-06-09
   days on market $6,999,000 Active 110 DOM
8. 2026-06-08
   days on market $6,999,000 Active 109 DOM
9. 2026-06-07
   days on market $6,999,000 Active 108 DOM
10. 2026-06-04
    days on market $6,999,000 Active 105 DOM
11. 2026-06-03
    days on market $6,999,000 Active 104 DOM
12. 2026-06-02
    days on market $6,999,000 Active 103 DOM
13. 2026-06-01
    days on market $6,999,000 Active 102 DOM
14. 2026-05-31
    statusdays on market $6,999,000 Active 101 DOM
15. 2026-05-01
    price $6,999,000 999-char remark

    Show marketing remark (999 chars)

    Exquisite cape colonial estate in Weston’s golf club area. Perfect location on 2.85 acres in Weston's top neighborhood. Two floor grand foyer opens to the coffered great room, drenched in light from the floor to ceiling windows and the patio doors, which open out to the massive deck overlooking the large, flat, private back yard, while the grand fireplace and custom millwork impress. Large chef’s kitchen features huge central island, professional appliances, and custom cabinetry. The adjoining informal dining features skylights and wall to wall windows overlooking the back yard. The first also features the grand formal dining room with cathedral ceiling and a large open family room with fireplace and sitting area. Bedrooms maximize flexibility, including two amazing master suite options on the 1st & 2nd floor, while the 3rd floor has the in-law suite as well as a game room. The lower level boasts a theater, wine cellar, and gym. A+ location within 18 minutes to Boston.

16. 2026-02-19
    listed $7,598,000 New 999-char remark

    Show marketing remark (999 chars)

    Exquisite cape colonial estate in Weston’s golf club area. Perfect location on 2.85 acres in Weston's top neighborhood. Two floor grand foyer opens to the coffered great room, drenched in light from the floor to ceiling windows and the patio doors, which open out to the massive deck overlooking the large, flat, private back yard, while the grand fireplace and custom millwork impress. Large chef’s kitchen features huge central island, professional appliances, and custom cabinetry. The adjoining informal dining features skylights and wall to wall windows overlooking the back yard. The first also features the grand formal dining room with cathedral ceiling and a large open family room with fireplace and sitting area. Bedrooms maximize flexibility, including two amazing master suite options on the 1st & 2nd floor, while the 3rd floor has the in-law suite as well as a game room. The lower level boasts a theater, wine cellar, and gym. A+ location within 18 minutes to Boston.

17. 2017-09-07
    soldstatus $4,750,000 Sold 1018-char remark

    Show marketing remark (1018 chars)

    Location, Location, Location! Most desirable neighborhood in Weston, Exquisite shingle colonial residence privately set on 2.85 acres in exclusive Weston’s Golf Club area. Superbly crafted, a generous foyer leads to a cathedral, coffered great room with dramatic floor-to-ceiling windows, fireplace and patio doors. The chef’s kitchen features custom cabinets, large island, professional appliances and adjoining breakfast room over looking private backyard.Open family room with fireplace & separate sitting area. Two story dining room with wet bar. The living room opens to an outdoor entertaining area that features a grilling station w granite counters, fire pit and bar area. Two luxurious master bedroom suite options on 1st & 2nd floors plus four additional en suite family bedrooms. Third floor au pair/in-law suite and game room. Lower level home theatre and wine cellar, gym, plus heated, three-car garage.Fabulous open floor plan for family living and entertaining. 20 minutes to Boston!

18. 2017-07-10
    status Under Agreement 1018-char remark

    Show marketing remark (1018 chars)

    Location, Location, Location! Most desirable neighborhood in Weston, Exquisite shingle colonial residence privately set on 2.85 acres in exclusive Weston’s Golf Club area. Superbly crafted, a generous foyer leads to a cathedral, coffered great room with dramatic floor-to-ceiling windows, fireplace and patio doors. The chef’s kitchen features custom cabinets, large island, professional appliances and adjoining breakfast room over looking private backyard.Open family room with fireplace & separate sitting area. Two story dining room with wet bar. The living room opens to an outdoor entertaining area that features a grilling station w granite counters, fire pit and bar area. Two luxurious master bedroom suite options on 1st & 2nd floors plus four additional en suite family bedrooms. Third floor au pair/in-law suite and game room. Lower level home theatre and wine cellar, gym, plus heated, three-car garage.Fabulous open floor plan for family living and entertaining. 20 minutes to Boston!

19. 2017-03-26
    listed $5,195,000 New 1018-char remark

    Show marketing remark (1018 chars)

    Location, Location, Location! Most desirable neighborhood in Weston, Exquisite shingle colonial residence privately set on 2.85 acres in exclusive Weston’s Golf Club area. Superbly crafted, a generous foyer leads to a cathedral, coffered great room with dramatic floor-to-ceiling windows, fireplace and patio doors. The chef’s kitchen features custom cabinets, large island, professional appliances and adjoining breakfast room over looking private backyard.Open family room with fireplace & separate sitting area. Two story dining room with wet bar. The living room opens to an outdoor entertaining area that features a grilling station w granite counters, fire pit and bar area. Two luxurious master bedroom suite options on 1st & 2nd floors plus four additional en suite family bedrooms. Third floor au pair/in-law suite and game room. Lower level home theatre and wine cellar, gym, plus heated, three-car garage.Fabulous open floor plan for family living and entertaining. 20 minutes to Boston!

20. 2000-08-09
    soldstatus $1,125,000
21. 2000-08-08
    soldstatus $1,125,000
22. 2000-03-07
    historical
23. 1999-10-20
    listed $1,145,000
24. 1986-01-10
    soldstatus $570,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $64,397 · $5,366/mo
• Projected year-2 tax: $75,242 · $6,270/mo
• Expected delta: +$10,845/yr (+$904/mo · 16.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $840,000
• − Mortgage interest: −$392,053
• − Property taxes: −$64,397
• − Insurance: −$34,995
• − Repairs & maintenance: −$67,200
• − Management: −$67,200
• − Depreciation: −$203,607
• Taxable income: $10,548
• Est. tax owed @ 24.0%: −$2,531
• After-tax cash flow: $121,234/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Weston
• NCES district ID: 2512750
• Math proficiency: 71% ▼ -11.00%
• Reading proficiency: 77% ▼ -6.00%
• Median HH income: $164,610
• Composite: 73.62/100
• National rank: #175
• State rank: #7 of 302 in MA

Livability — Waltham

• Score: 79/100
• State rank: #47
• US rank: #2251

Category grades

Amenities F Commute A+ Cost of living F Crime B+ Employment A+ Housing B Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 64,792
• Population (ZIP): 11,443

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 13% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 6% Iranian 5% Scotch-Irish 4%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 73% English-only · Other Indo-European 9% Chinese 5% Russian/Polish/Slavic 2%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.51%
• Current HPI: 272.692
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+1127.9% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $6,999,000 MLS PIN
• 2026-02-19 Listed $7,598,000 MLS PIN
• 2017-09-07 Sold (MLS) $4,750,000 MLS PIN
• 2017-07-10 Pending — MLS PIN
• 2017-03-26 Listed $5,195,000 MLS PIN
• 2000-08-09 Sold (Public Records) $1,125,000 Public Records
• 2000-08-08 Sold (MLS) $1,125,000 MLS PIN
• 2000-03-07 Listing Removed — MLS PIN
• 1999-10-20 Listed $1,145,000 MLS PIN
• 1986-01-10 Sold (Public Records) $570,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $64,397 · +2.2% YoY. Source: county tax records.