— RESIDENTIAL • NEW CONSTRUCTION
111 Elm StreetMATT DOYLE’S ROLE
OWNER’S PROJECT MANAGER
PROJECT VALUE
$3MTYPE
ResidentialBUILDING
New ConstructionUNITS
8LOCATION
Newton, MATIMELINE
2014 - 2015PROJECT OVERVIEW
111 Elm Street is an eight-unit, turn-of-the-century brick rental development in West Newton. The property features spacious three- to four-bedroom apartments ($3,150/month) ranging from 1,200 to 1,500 square feet, completely updated with renovated kitchens, two full baths, and refinished hardwood floors. On-site amenities include shared laundry and assigned parking spaces, supplemented by an adjacent municipal lot with EV charging. Highly accessible, the project sits just two minutes from MBTA Woodland Station and within easy walking distance of Trader Joe's and the West Newton village retail district.
OWNER’S PROJECT MANAGEMENT
An eight-unit market-rate property maintaining a 95%+ occupancy rate and premium $3,150 rents requires an OPM managing efficient turnovers and asset preservation. Matt coordinated the capital plan, executing a 5-to-7-year hardwood refinishing cycle and a 7-to-10-year kitchen and bath replacement schedule. He supervised vital infrastructure maintenance, including annual roof inspections, September heating tune-ups, and an immediate-response water protocol, while managing crucial tenant parking coordination. The result: consistent operational premium performance, zero deferred maintenance, and sustained high retention leveraging the asset’s prime MBTA transit access.
OPM SCOPE
Vendor and quality management through testing and closeout
Coordinate with City of Newton on regulatory and community matters
Change order and scope management to protect against creep
Design team oversight with value engineering to maintain quality within budget
Monthly cost tracking, budget reconciliation, and requisition review
Schedule development and forensic monitoring throughout construction
RFP production with competitive bid management across all trades and cost-leveling
AIA contract negotiations and management of exhibits/addenda
