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    Two-Building Flex Office Sale Title is generated by Realmo AI

    283-293 Second Avenue, Waltham, MA 02451

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    For Sale
    $14,000,000

    Combined purchase of two flex and office buildings, with the option to buy each property individually.

    Added:
    Jun 2, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 2:59 am

    Property Features for 283-293 Second Avenue

    General Information

    Standard status
    Active

    Building Details

    Year Built
    1968

    We can help!

    Listing Contact
    Jeffrey Pontiff

    Listing agent Jeffrey Pontiff License #451500777

    Listing office E. J. Pontiff Real Estate

    Listing date Jun 2, 2026

    Source Pontiffre.idxbroker

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of E. J. Pontiff Real Estate

    HighLights

    • Combined sale of two flex and office buildings in Waltham, MA
    • Buildings included: 283‑293 Second Ave and 179 & 202 Bear Hill Road
    • 283‑293 Second Ave is available for individual purchase (MLS #73483110)
    • 179 & 202 Bear Hill Road can also be purchased individually
    • Year built: 1968
    • Offers due May 12th, 2026

    Overview

    This offering presents a combined sale of two separate buildings totaling 283–293 Second Avenue and 179 & 202 Bear Hill Road in Waltham, Massachusetts. The transaction is structured to allow a buyer to consider the portfolio together or pursue it as individual acquisition opportunities.

    The first component, 283–293 Second Avenue, is also available for purchase on its own (MLS #73483110). The second component, 179 & 202 Bear Hill Road, may likewise be purchased individually, providing flexibility for investors and owner-users based on their preferred footprint and capital approach.

    With flex space and office building options within the offering scope, this could appeal to tenants and buyers looking for versatile space that supports a range of business operations. The ability to acquire either building separately may also suit investors pursuing targeted leasing strategies or buyers looking to stage redevelopment and repositioning over time. Offers are due May 12, 2026, allowing a defined window for underwriting and final decision-making.
    Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Cricket Cafe & Catering — 1075 Main St, Waltham, MA 02451
    • Uptown Gourmet — 400 5th Ave #510, Waltham, MA 02451

    Location Insight

    • Map
    • Local Demand
    City
    Waltham
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.2651556
    Latitude
    42.3881408

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    FAQs

    What type of property is this?
    Flex space - Combined purchase of two flex and office buildings, with the option to buy each property individually.
    Where is this flex space located?
    The property is located at 283-293 Second Avenue Waltham, MA.
    What is the asking price?
    The asking price for this property is $14,000,000.
    What are key features of this property?
    This property features: Combined sale of two flex and office buildings in Waltham, MA; Buildings included: 283‑293 Second Ave and 179 & 202 Bear Hill Road; 283‑293 Second Ave is available for individual purchase (MLS #73483110)
    (508) 961-1671
    We can help!
    Listing Contact
    Jeffrey Pontiff
    Real Estate License ID: 451500777
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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