Mixed-Use Income
For Sale
$2,149,500
8-12 Exchange Ct, Waltham, MA 02451
Residential rentals and a warehouse tenancy create a diversified operating mix.
Property Size5,547 SF
Lot Size0.22 Acres
Days on Market42
Property Features for 8-12 Exchange Ct
General Information
Standard status
Active
Size
5,547 SF
Total Parking Spaces
10
Lot size
0.22 Acres
Property subtype
Multifamily
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$17,996
Building Details
Building Size
5,547 SF
Year Built
1880
Listing Agency:
Advantage Property Team LLC
Listed By:
Nicholas Neu · License #9584509
(781) 697-5483
Source:
Classifiedrealtygroup
Added: Aug 26
Changed: Oct 3
Last Checked: Oct 5 at 3:50PM
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 Advantage Property Team LLC
Investment Insights
Based on property information with market context.
This mixed-use property combines studio, one-bedroom, and two-bedroom apartments with a separate warehouse and storage tenancy. Several apartments received improvements in July 2026, including interior painting, updated flooring or carpeting, and kitchen and bathroom work. The property includes gas heat, city water and sewer, vinyl siding, an asphalt roof completed in 2016, and off-street parking. The parcel measures 9,695 square feet, and the building dates to 1880. The property is offered as-is.
Located at 8-12 Exchange Ct in Waltham, the building sits near Main Street, the Waltham Public Library, and Moody Street restaurants, shops, and entertainment. The Waltham MBTA Commuter Rail station is 0.5 mile away, with nearby bus service and access to Route 20, Route 117, I-95/Route 128, and the Massachusetts Turnpike. Its combination of apartment configurations and separate warehouse tenancy provides multiple rental components within one asset.
Located at 8-12 Exchange Ct in Waltham, the building sits near Main Street, the Waltham Public Library, and Moody Street restaurants, shops, and entertainment. The Waltham MBTA Commuter Rail station is 0.5 mile away, with nearby bus service and access to Route 20, Route 117, I-95/Route 128, and the Massachusetts Turnpike. Its combination of apartment configurations and separate warehouse tenancy provides multiple rental components within one asset.
Key Highlights
- Mixed‑use property at 8‑12 Exchange Ct, Waltham, MA 02451
- Studio, one‑bedroom, and two‑bedroom apartments plus a separate warehouse/storage tenancy
- 9,695‑square‑foot parcel with off‑street parking
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$110,367
Cap Rate
5.13%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,207,340
$2.2M
Cap Rate 7%
$1,576,671
$1.6M
Cap Rate 9%
$1,226,300
$1.2M
Market Conditions
NOI Build-Up for 5,547 SF
Gross rent
$211.7K $38.16/SF
− Vacancy
−$11.0K −$1.98/SF
EGI
$200.7K $36.18/SF
− OpEx
−$90.3K −$16.28/SF
NOI
$110.4K $19.90/SF
Area
Middlesex County, MA
Vacancy
5.20%
Lease Rate
$38.16 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,207,340
Cap Rate 7%
$1,576,671
Cap Rate 9%
$1,226,300
Alternative Uses
Best Use
Apartment 5plus
$1.58M
$1.38M – $1.84M
NOI $110,367 @ 7.0% cap · market cap 5.13%
Second Best
Mixed Use
$1.31M
$1.14M – $1.53M
NOI $91,526 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$3.28M
$2.87M – $3.83M
NOI $229,866 @ 7.0% cap · market cap 10.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,569
Businesses Nearby
Explore this area
Business Placement
Demographics for 02451, MA
17,953
Population
7,852
Households
2.3
Avg Household Size
39
Median Age
55%
College-Educated
93%
High-School Grad
5.3 sq mi
ZIP Area
3,387
Density / Sq Mi
$119,509
Median Household Income
$66,318
Median Earnings
$2,537
Median Rent
$709,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential rentals and a warehouse tenancy create a diversified operating mix.
Where is this mixed-use property located?
The property is located at 8-12 Exchange Ct Waltham, MA.
What is the asking price?
The asking price for this property is $2,149,500.
What are key features of this property?
This property features: Mixed‑use property at 8‑12 Exchange Ct, Waltham, MA 02451; Studio, one‑bedroom, and two‑bedroom apartments plus a separate warehouse/storage tenancy; 9,695‑square‑foot parcel with off‑street parking
