45-47 Barnard Ave, Watertown MA 02472
Watertown, MA 02472
$1,599,000
$1,549,000
Est. $9,548/month
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About this home
A rare opportunity in one of Watertown's most beloved neighborhoods, this Victorian multi-family home seamlessly blends preserved historic character with modern living. Spanning over 2,800 square feet, the home retains its original soul while showcasing thoughtful updates throughout, including an updated kitchen and bath with radiant heat in the owners' unit, custom built-ins, recessed lighting and a fireplace. The house has a newer roof and separate heating systems between the units. What can't be missed is the professionally designed grounds by Yardzen, best appreciated from the lovely porch, and nothing short of spectacular — a curated outdoor retreat featuring a charming seating area, vegetable garden and a rich tapestry of seasonal plantings that deliver color and interest from spring through fall. With driveway EV charging, and superb location moments from Watertown Square, Arsenal Yard, and the new 2026 Watertown High School.
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Recently Sold Nearby
Property History
Market Insights
1
Price Changes
3.1%
Price Range
Property Timeline
Price Reduced
Jul 27, 2026
$1,549,000
$50,000
(-3.13%)
From $1,599,000 to $1,549,000 (-3.1%)
Listed for Sale
Jun 4, 2026
$1,599,000
Original listing
Agent: O'Connor & Highland
Office: Keller Williams Realty Boston-Metro | Back Bay
| Date | Event | Price | Change | $/sqft | Details |
|---|---|---|---|---|---|
| 07/27/2026 | ↓ Price Reduced | $1,549,000 | $50,000 | - | From $1,599,000 to $1,549,000 (-3.1%) |
| 06/04/2026 | 🏠 Listed for Sale | $1,599,000 | - | - | Original listing |
Tax History
| Year | Taxes | Assessment |
|---|---|---|
| 2026 | $18,180 | $1,490,200 |
Financial Details
Annual Property Tax
$18,180
Tax Year 2026
Assessed Value
$1,490,200
Facts & Features
Home Facts
Type
Residential Income
Style
2 Family - 2 Units Up/Down
Year Built
1898
Living Area
2,890 sq ft
Lot Size
0.22 acres
Bedrooms
7
Full Baths
3
Total Rooms
14
Investment Metrics
Units
2
Unit 1 Rent
— · N
Unit 2 Rent
$2,600/mo · Y
Total Monthly Rent
$2,600/mo
Gross Income
$31,200
Net Operating Income
$31,200
Cap Rate
2.01%
Interior
Heating
None
Cooling
None
Flooring
None
Appliances
None
Fireplace
None
Fireplaces
2
Basement
Unfinished
Laundry
None
Features
Living Room, Kitchen, Sunroom
Exterior
Construction
None
Architecture
None
Roof
Shingle
Features
None
Pool
None
Spa
None
Fencing
None
Patio/Porch
None
Parking
Features
None
Total Spaces
4
Utilities
Electric
None
Water
Public
Sewer
Public Sewer
Gas
None
Other
None
Financial
Annual Tax
$18,180
Assessed Value
$1,490,200
HOA & Community
Fee Includes
None
Amenities
None
Optional Fee Includes
None
MA Disclosures
Seller Disclosures
Assessed As 3 Family; Per Building Department Set Up As A 2 Family. Unit 2 Leased Through May 2027. Owner/owner Occupant In Unit One Prefers To Move Out In October. Heating Systems Nearing End Of Useful Life.
Additional Details
Possession
None
Accepted Financing
Contract
Structure Type
[]
Sq Ft Source
Public Record
Documents
None
County
Middlesex
Total market time (incl. prior listings)
57 days
Property Overview
Property Type
2 Family - 2 Units Up/Down
Listing Type
For Sale
Year Built
1898
Bedrooms
7
Full Bathrooms
3
Living Area
2,890 sq ft
Total Rooms
14
Stories
3
Levels
3
Floor Layout
Interactive room guide
Floor Layout
Finished Area
2,890 sq ft above grade
Display Options
Room Markers
BABathroom (4)
BRBedroom (5)
DDining (1)
KKitchen (1)
LLiving (2)
OOffice (1)
Conceptual diagram based on MLS room data. It is not to scale and is not a substitute for architectural plans or on-site measurements.
Interior Features
Flooring:
Appliances:
Interior Features:
Living Room, Kitchen, Sunroom
Windows:
Basement:
Unfinished
Laundry:
Security:
Construction & Materials
Year Built:
1898
Structure Type:
Exterior Materials:
Roof:
Shingle
Foundation:
Granite
Stories:
3
Heating, Cooling & Utilities
Heating:
Heating Zones:
4
Cooling:
Hot Water:
Electric
Water Source:
Public
Sewer:
Public Sewer
Energy Features:
Exterior & Lot
Exterior Features:
Patio & Porch:
Fencing:
Other Structures:
Lot Features:
Level
Road Surface:
Parking & Garage
Total Parking Spaces:
4
Parking Features:
Special Features
Fireplaces:
2
Fireplace Type:
Community Amenities:
Nearby Schools
School District
Watertown School District local
A-
School Safety
2024-25
1.0%
Low
0.8%
Suspensions
0.2%
In-School
0.2%
Emergency
4.5% below state avg
Elementary Schools
3 schools
A
Hosmer School
0.5 mi
|
#140 of 824
|
Score: 57.4
Improved 112 spots from last year
-0.8 below state avg
758 students
Diverse
Rising School
Diverse Student Body
Grades PK-05
Perkins School for the Blind
0.6 mi
Grades PK-12
St. Stephen's Armenian School
0.9 mi
Grades PK-05
Middle Schools
3 schools
A-
Watertown Middle School
0.8 mi
|
#108 of 352
|
Score: 48.6
Improved 11 spots from last year
-9.6 below state avg
583 students
Diverse
Diverse Student Body
Grades 06-08
A+
Bigelow Middle School
1.2 mi
|
#26 of 352
|
Score: 60.6
Improved 44 spots from last year
+2.4 above state avg
434 students
Diverse
Rising School
Diverse Student Body
Grades 06-08
A+
Belmont Middle School
1.8 mi
|
#15 of 352
|
Score: 62.5
Dropped 13 spots from last year
+4.3 above state avg
742 students
Diverse
Strong Attendance
Grades 07-08
High Schools
3 schools
B+
Watertown High School
0.9 mi
|
#112 of 346
|
Score: 59.3
Improved 118 spots from last year
+1.1 above state avg
761 students
Diverse
18 sports
• 1,578 athletes
Strong AP Program
Rising School
Career Tech Programs
Strong Athletics
Grades 09-12
Walker Beacon School
1.0 mi
Grades 07-12
D
Lyon High School
1.5 mi
|
#328 of 346
|
Score: 27.8
Improved 22 spots from last year
-30.4 below state avg
95 students
Diverse
12 sports
• 88 athletes
Rising School
Diverse Student Body
Grades 12
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Monthly Payment Breakdown
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Property Tax
$1,515
Homeowners Insurance
$200
PMI (if <20% down)
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Loan Summary
Total of 360 payments
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Payment Over Time
Year 1
95% Interest
Year 15
50/50
Year 30
95% Principal
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Location
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Neighborhood
45-47 Barnard Ave, Watertown MA 02472
Watertown, MA 02472
Listing Information
Listing Agent
O'Connor & Highland
Listing Office
Keller Williams Realty Boston-Metro | Back Bay
Office Phone
617-542-0012
Agent MLS ID
TM300863
Office MLS ID
BB5522
Listing Data Updated
Jul 31, 2026 3:05 AM EDT
Listing information is deemed reliable but not guaranteed. Data provided by MLS Property Information Network, Inc. All information should be independently verified.
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