85 Robbins Rd Watertown — Photo 1 of 40
$1,695,000
Investment Analysis — 85 Robbins Rd
Watertown, MA 02472 — Oakley Country Club
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 4-bedroom in 02472 carries an estimated $4,250/mo in gross rent — about a 1.71% cap rate and $29,063/yr in estimated NOI at the $1,695,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
2.5
SqFt
3,038
Style
Single Family
Built
1924
Beautiful 4-bedroom Side Entrance Colonial located in one of Watertown's most sought-after neighborhoods near the Oakley Country Club. This home perfectly sits on a 7800 sq ft level lot with fenced backyard perfect for private entertaining and relaxing. Nice front entry foyer leading to bright & spacious living room. Formal dining area open to a cozy family room with wood burning fireplace. Family room open to kitchen with center kitchen island, gorgeous white cabinets with granite counters and S.S Appliances with separate eat-in area. Bonus home office compliments the spacious first floor layout. Second floor main bedroom with vaulted ceilings, custom walk-in closet, and full bath with oversized tiled shower. 3 additional bedrooms with ample closet space. Bonus lower-level playroom perfect for extended families. Beautiful hardwood floors throughout, central air, nice back patio off of kitchen, two car detached garage with additional off-street parking. Conveniently located between Cushing Sq in Belmont and Watertown Sq. Close to cafe's, shopping, restaurants, transportation, the sought-after bike path. Just about two blocks from the New Watertown High School. Short drive to the Arsenal Yards. This house has so much to offer. Schedule your showing today! Welcome to Watertown!
ADU Potential
Massachusetts allows one accessory dwelling unit by right in single-family zoning districts statewide (M.G.L. c. 40A §3; 760 CMR 71.00, effective Feb 2025). Estimated maximum ADU size for this property: 900 sq ft (the lesser of 900 sq ft or half the 3,038 sq ft principal dwelling). Lot size: 7,801 sq ft.
Based on listing data, which indicates the property type — not the zoning district. Local dimensional, septic (Title 5), and historic-district requirements still apply. Not legal advice — verify with the municipality.
Estimates — not financial advice
These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.
Open Houses
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Gas Water Heater • Range • Dishwasher • Disposal • Microwave • Refrigerator • Washer • Dryer
Neighborhood
Public Transportation • Tennis Court(s) • Park • Walk/Jog Trails • Golf • Bike Path
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl First19.5 x 11.5
Dining Room
Lvl First14.4 x 11.4
Kitchen
Lvl First12 x 13
Office
Lvl First9.1 x 16.9
Family Room
Lvl First14.6 x 13.5
Primary Bedroom
Lvl Second18.8 x 13.8
Bedroom 2
Lvl Second21.9 x 11.4
Bedroom 3
Lvl Second25.6 x 13.3
Bedroom 4
Lvl Second11.7 x 11.5
Bathroom 1
Lvl FirstBathroom - Half
Bathroom 2
Lvl Second8.1 x 9.1
Bathroom - Full, Bathroom - Tiled With Shower Stall
Bathroom 3
Lvl Second8.1 x 5.8
Listing Agent: Ari Koufos
Listing Office: Realty Executives
MLS® Number: 73578582
