13 Hamilton St, Framingham, MA 01701
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$949,000
2 Unit
7 Beds
3 Baths
2535 SQFT
0.11 Acre

Property Description

Turnkey 2-family in sought-after Saxonville, generating $6,400/month in gross rent, with unit 2 occupied and unit 1 delivering vacant possession by end of May—ideal for owner-occupants or investors looking to set market rent from day one. Over $300K in a full studs-out renovation—new roof, full electrical rewire, new plumbing throughout, HVAC, 2 modern kitchens, and 3 full baths—all fully permitted, documented, and lead compliant. 5.8% cap rate, priced below comparable renovated multi-families in the market.The upside is built in: a rare by-right ADU conversion opportunity under the 2025 MA Affordable Homes Act may allow the third floor to be converted into a legal unit without a variance—with potential parking relief further streamlining the path to a projected $1.3M+ valuation.Walkable to the Framingham MBTA commuter rail (0.5 mi) and the Cochituate Rail Trail (0.2 mi). A strong fit for investors, 1031 exchange buyers, and owner-occupants alike.First showings at Open House 4/4 12-2pm

Property Details tap to expand

Building Information

  • Total Units: 2
  • Total Floors: 3
  • Total Bedrooms: 7
  • Total Full Baths: 3
  • Amenities: Bike Path, Conservation Area, Highway Access, Medical Facility, Park, Public School, Shopping, T-Station, University, Walk/Jog Trails
  • Common Rooms: Dining Room, Kitchen, Living Room, Office/Den
  • Common Interior Features: Bathroom with Shower Stall, Lead Certification Available, Pantry, Slider, Storage, Tile Floor, Upgraded Cabinets, Upgraded Countertops
  • Common Appliances: Dishwasher - ENERGY STAR, Disposal, Microwave, Range, Refrigerator - ENERGY STAR, Washer / Dryer Combo
  • Common Heating: Electric, Extra Flue, Forced Air, Forced Air, Gas, Heat Pump, Oil, Space Heater

Financial

  • APOD Available: Yes
  • Expenses Source: Estimated, Owner Provided, Pro. Forma Available
  • Gross Operating Income: 76800
  • Gross Expenses: 4992
  • Water/Sewer: 2400
  • INSC: 2592
  • Net Operating Income: 29808

Utilities

  • Heat Zones: 2
  • Electric Info: 100 Amps, Other (See Remarks)
  • Water: City/Town Water, Private
  • Sewer: City/Town Sewer, Private

Unit 1 Description

  • Included in Rent: Water
  • Under Lease: Yes
  • Floors: 1
  • Levels: 1

Unit 2 Description

  • Included in Rent: Water
  • Under Lease: Yes
  • Floors: 2
  • Levels: 2

Construction

  • Year Built: 1892
  • Type: 2 Family - 2 Units Up/Down
  • Construction Type: Aluminum, Frame
  • Foundation Info: Fieldstone, Poured Concrete
  • Roof Material: Aluminum, Asphalt/Fiberglass Shingles
  • Flooring Type: Tile
  • Lead Paint: None
  • Year Round: Yes
  • Warranty: No

Other Information

  • MLS ID# 73494202
  • Last Updated: 04/05/26

Property History tap to expand

Date Event Price Price/Sq Ft Source
04/04/2026Active$949,000$374MLSPIN
03/31/2026New$949,000$374MLSPIN
10/08/2024Sold$510,000$215MLSPIN
09/27/2024Under Agreement$400,000$168MLSPIN
09/13/2024Contingent$400,000$168MLSPIN
09/13/2024Active$400,000$168MLSPIN
09/09/2024New$400,000$168MLSPIN

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Seller's Representative: Zhao Wang, LAER Realty Partners
Sub Agent Compensation: n/a
Buyer Agent Compensation: n/a
Facilitator Compensation: n/a
Compensation Based On: n/a
Sub-Agency Relationship Offered: No

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MLS PIN data last updated at 2026-04-05 19:52:00