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133-135 School St, Watertown MA 02472 — $2,389,000 · 2 units. Numbers are pre-filled from this listing and area rents; edit any input to model your own deal.

133-135 School St, Watertown MA 02472
Investment Analysis

133-135 School St, Watertown MA 02472

$2,389,000 · 2 units · MLS# 73397111
Prepared by Signal Real Estate · investingboston.com

Rent roll (per unit)

Set all units to
Total monthly rent: $5,600 (2 units)

Acquisition & financing (one-time)

Down payment%· $597,250 down

Operating (recurring)

Results

Gross scheduled income$67,200/yr
Net operating income (NOI)$9,656/yr
Cap rate0.4%
GRM35.6
Loan amount$1,791,750
Mortgage (P&I)$11,921/mo
Cash invested (down + CapEx)$597,250
Annual cash flow$-133,391
Cash-on-cash return-22.3%
DSCR0.07

Estimates only — not financial advice. Unit rents seeded from area data; adjust to actual rent roll.

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Justin Rollo, Broker Associate at Signal Real Estate
Justin Rollo — Broker Associate, Signal Real Estate · MA Lic. #9534264

Justin Rollo is a Broker Associate with Signal Real Estate (MA Lic. #9534264) and a lifelong Massachusetts resident. Over 14 years and hundreds of transactions, he has worked investment properties — multi-families and house-hacking — across Greater Boston full-time. Away from real estate, Justin is a proud dad, youth coach and local school-committee member — and a former professional poker player who still loves golf and following local sports.

📞 978-790-4381📍 25 Braintree Hill Park, Suite 200, Braintree, MA 02184
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