72 Charlemont St · Newton, MA 02461

$3,100,000

7 bd · 7.0 ba · 7,264 sqft · SingleFamily public records · 9 Days on market

Built 1997 0.74 ac lot $427/sqft · 14% below area Est $3619k · 14% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +14.0/15.0
• DSCR +8.2/10.0
• Schools +6.5/10.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUILDABLE LOT SET WITH QUALITY CRAFTSMANSHIP COTTAGE COLONIAL,ORIGINAL DETAILS,SET BACK ON APPROX 3/4 ACRE TAXES&ASSESSMENT REPRESENT FULL PARCEL OF 65,102 SQ FT *CONTACT BROKERS FOR FURTHER DETAILS* CO-LISTER MURIEL

Key facts

• Skylit grand foyer
• Neo-french colonial
• Sunroom

Tags

• NEO-FRENCH COLONIAL
• SKYLIT GRAND FOYER
• FIREPLACED LIVING ROOM
• FIREPLACED FAMILY ROOM
• CHEF'S KITCHEN
• SUNROOM

Property features AI

Finance

• Other: Property lot is level and wooded, on a public road; Full finished walk-out basement with interior entry
• HOA & community: Community offers access to public transportation, T-Station, shopping, parks, golf, medical facilities, conservation areas, highway access, houses of worship, and schools (private and public)

Exterior

• Parking: Attached garage (2 garage spaces); 2 covered spaces; Off-street paved parking; Approximately 14 open parking spaces (total parking 16); Paved driveway
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Single family residence; Above-grade finished living area included; Below-grade finished area included; Beige exterior color
• Construction: Frame and brick construction; Shingle roof; Concrete perimeter foundation; Built originally per public records and renovated since
• Exterior features: Professional landscaping; Fenced yard; Stone wall; Multiple balconies and exterior decks (composite decking noted); Deck with exterior access

Interior

• Kitchen: Kitchen has dining area, upgraded cabinets and countertops (stone/granite), kitchen island and breakfast bar; Stainless steel appliances; Washer hookup available in kitchen area; Pendant and overhead lighting, remodeled finishes, exterior access to deck
• Bedrooms: Master bedroom on second level with walk-in closet(s), balcony/deck access, picture windows, hardwood and stone/tile floors, recessed lighting, double vanity and spa/hot tub access; Second bedroom on second level with coffered ceiling, bay/bow/box windows, balcony access and hardwood/stone/tile floors; Third bedroom on second level with tray ceiling, walk-in closet(s), bay/bow/box and picture windows, hardwood/stone/tile floors; Fourth bedroom on second level with walk-in closet(s) and wood flooring; Fifth bedroom on second level with walk-in closet(s)
• Flooring: Hardwood and wood flooring throughout; Tile, marble and stone/slate flooring in select areas
• Bathrooms: Six full bathrooms; Two half bathrooms; Two main-level bathrooms; Master bathroom present; Bathrooms feature stone/granite counters, tiled tub where noted, custom built cabinetry, pedestal sink in one half bath, overhead and sconce lighting
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floorplan; Remodeled; Crown molding and decorative molding; Recessed and overhead lighting; Slider; Sun room; Foyer; Bonus room; French doors; 12 total rooms
• Laundry & utility: Main-level laundry with sink and exterior access; Laundry area flooring: hardwood

What this means for you Summary

Snapshot

• This is a 7-bed/7.0-bath single-family listed at $3.10M.

Deal economics

• At list price, monthly cash flow is $7k ($81k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $3.10M).
• Cap rate 8.9% vs local median 1.4% in Newton — 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 84/100 on livability (#17 in MA, #746 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D-, cost of living F.
• Newton (urban): math 64% / reading 73% proficiency, ranked #27 of 302 in MA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Countryside (math 62% / reading 77%, grade A-, #68 of 938 statewide, top 9%, 372 students, 0% FRL); Charles E Brown Middle (math 70% / reading 72%, grade A, #9 of 305 statewide, top 3%, 750 students, 0% FRL); Newton South High (math 87% / reading 88%, grade A, #9 of 343 statewide, top 3%, 1,837 students, 0% FRL).
• Market conditions: 19 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

• Local home prices are declining (-3.0%/yr); year-one equity from $21k of loan paydown is wiped out by about $93k of value loss. Plan a longer hold.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $272k; list at $3.10M implies a 1040% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,100,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $3,619,155
• List price: $3,100,000
• Delta: -17.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Roland St	0.08mi	7/7.5	8,107 (+12%)	0mo	$3,700,000	$456	74
128 Charlemont	0.12mi	6/6.5 (-1)	7,885 (+8%)	2mo	$3,600,000	$457	71
131 Dane Hill Rd	0.35mi	6/7.0 (-1)	7,196 (-1%)	23mo	$3,550,000	$493	58
19 Boulder Rd	0.50mi	6/6.5 (-1)	6,834 (-6%)	24mo	$3,850,000	$563	40
34 Rachel Rd	0.40mi	6/7.5 (-1)	8,000 (+10%)	21mo	$5,400,000	$675	40
81 Sharpe Rd	0.70mi	6/6.5 (-1)	6,926 (-5%)	17mo	$4,630,000	$668	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-71,311
• Equity at exit: $462,220

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $493,463
• Equity at exit: $268,031

Cash invested: $868,000 (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 02461

• Active inventory: 19
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $35,000 medium
• Mortgage (P&I): −$16,257
• Tax from tax record: −$3,337 /mo · $40,047/yr
• Insurance: −$1,292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,350
• Net cashflow: $6,764

Break-even live

Break-even rent $26,438

Max offer price $3,100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $8,519	-5% $7,642	+0% $6,764	+5% $5,887	+10% $5,010
Rent	-10% $3,999	-5% $5,382	+0% $6,764	+5% $8,147	+10% $9,529
Rate	-1.0pp $8,326	-0.5pp $7,553	base $6,764	+0.5pp $5,961	+1.0pp $5,144

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: $775,000
• Closing costs: $93,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 White Ave Newton Center, MA	8.0	7.5	8873	$35,000	$3.94	6d	1	1.43mi

Listing history 17 events

1. 2026-06-21
   days on market $3,100,000 Active 9 DOM
2. 2026-06-18
   days on market $3,100,000 Active 6 DOM
3. 2026-06-17
   days on market $3,100,000 Active 5 DOM
4. 2026-06-16
   statusdays on market $3,100,000 Active 4 DOM
5. 2026-06-15
   days on market $3,100,000 New 3 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $3,100,000 New 1 DOM
7. 2026-06-01
   days on market $2,995,000 Active 111 DOM
8. 2026-05-31
   days on market $2,995,000 Active 110 DOM
9. 2026-05-13
   price $2,995,000 1005-char remark
10. 2026-03-09
    status Back On Market 1005-char remark
11. 2026-02-21
    historical 1005-char remark
12. 2026-02-06
    price $2,999,000 1005-char remark
13. 2026-01-21
    listed $3,350,000 New 1005-char remark
14. 1996-04-11
    soldstatus $272,000
15. 1996-04-10
    soldstatus $272,000 220-char remark

    Show marketing remark (220 chars)

    BUILDABLE LOT SET WITH QUALITY CRAFTSMANSHIP COTTAGE COLONIAL,ORIGINAL DETAILS,SET BACK ON APPROX 3/4 ACRE TAXES&ASSESSMENT REPRESENT FULL PARCEL OF 65,102 SQ FT *CONTACT BROKERS FOR FURTHER DETAILS* CO-LISTER MURIEL

16. 1996-01-21
    historical 220-char remark

    Show marketing remark (220 chars)

    BUILDABLE LOT SET WITH QUALITY CRAFTSMANSHIP COTTAGE COLONIAL,ORIGINAL DETAILS,SET BACK ON APPROX 3/4 ACRE TAXES&ASSESSMENT REPRESENT FULL PARCEL OF 65,102 SQ FT *CONTACT BROKERS FOR FURTHER DETAILS* CO-LISTER MURIEL

17. 1995-08-30
    listed $276,000 220-char remark

    Show marketing remark (220 chars)

    BUILDABLE LOT SET WITH QUALITY CRAFTSMANSHIP COTTAGE COLONIAL,ORIGINAL DETAILS,SET BACK ON APPROX 3/4 ACRE TAXES&ASSESSMENT REPRESENT FULL PARCEL OF 65,102 SQ FT *CONTACT BROKERS FOR FURTHER DETAILS* CO-LISTER MURIEL

ⓘ 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: $40,047 · $3,337/mo
• Projected year-2 tax: $40,047 · $3,337/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $420,000
• − Mortgage interest: −$173,648
• − Property taxes: −$40,047
• − Insurance: −$15,500
• − Repairs & maintenance: −$33,600
• − Management: −$33,600
• − Depreciation: −$90,182
• Taxable income: $33,423
• Est. tax owed @ 24.0%: −$8,022
• After-tax cash flow: $73,151/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: Newton
• NCES district ID: 2508610
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 73% ▼ -1.00%
• Median HH income: $118,822
• Composite: 64.67/100
• National rank: #525
• State rank: #27 of 302 in MA

Livability — Newton

• Score: 84/100
• State rank: #17
• US rank: #746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, MA
• City population: 54,110
• Population (ZIP): 6,717

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 (66%)
• Race & ethnicity: White 66% Asian 23% Two or more races 5% Hispanic / Latino 5% Native American 2%
• Common ancestry: Scotch-Irish 8% Romanian 4% Slovak 2%
• Foreign-born: 32% · China, Canada, South Korea
• Languages at home: 60% English-only · Chinese 14% Russian/Polish/Slavic 10% Other Indo-European 5%

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: ▼ -429.13%
• Current HPI: 303.3606
• 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

+1023.2% since first listed

5 events — show timeline

• 2026-06-12 Listed $3,100,000 MLS PIN
• 1996-04-11 Sold (Public Records) $272,000 Public Records
• 1996-04-10 Sold (MLS) $272,000 MLS PIN
• 1996-01-21 Listing Removed — MLS PIN
• 1995-08-30 Listed $276,000 MLS PIN

Property tax history

+3.2%/yr

Latest (2025): $40,047 · +3.4% YoY. Source: county tax records.