Mixed-Use Portfolio in
262 Adams St, Newton, MA 02458
Fully-tenanted mixed-use portfolio with income and expansion potential.
Property size:
4,500 SFPrice / SF:
$444/SF- Added:
- May 27, 2025
- Days on Market:
- 372
- Last Refresh:
- Mar 16 at 9:09 am
Property Features for 262 Adams St
General Information
- Standard status
- Active
- Size
- 4,500 SF
Building Details
- Year Built
- 1920
Listing agent Ethan Piani-Hohmann
Listing office Shilalis Real Estate
Listing date May 27, 2025
Source Corcoran
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 Shilalis Real Estate
HighLights
- Fully‑tenanted mixed‑use corner portfolio with strong income ($11,650/month).
- Significant rental upside due to below‑market rents.
- Prime location in Newton's BU2 zoning district, close to Mass Pike, Rt. 95, Whole Foods, YMCA, and public transit.
- Potential to add a sixth residential unit (subject to approvals).
- Commercial tenant leased through August 2027, providing stable income.
- Off‑street parking and separate utilities for each unit.
Overview
This fully-tenanted mixed-use corner portfolio consists of two separate buildings, located at 262 Adams St and 40 Middle St, situated on one lot within Newton’s BU2 zoning district. The property offers an exceptional opportunity, featuring four residential units and one commercial office space. The gross rental income is $11,650 per month. There is potential to expand into a sixth residential unit, subject to city approvals. The commercial tenant is leased through August 2027, while all residential units are Tenant-at-Will, providing flexibility for future rent adjustments or repositioning. All current rents are well below market, offering considerable upside. The properties, totaling 4,500 square feet, feature Queen Anne Colonial and Victorian architecture, separate utilities, and off-street parking. The location provides close proximity to the Mass Pike, Rt. 95, Whole Foods, YMCA, and public transit. This property is ideal for investors, 1031 exchange buyers, long-term hold strategies, or future development opportunities.
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $244.1k | $54.24 |
| − Vacancy | −$53.7k | −$11.93 |
| EGI | $190.4k | $42.31 |
| − OpEx | −$47.6k | −$10.58 |
| NOI | $142.8k | $31.73 |
4,500 SF · lease $54.24/SF/yr · vacancy 22.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$2.04M
$1.78M – $2.38M
NOI $142,787 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$1.28M
$1.12M – $1.49M
NOI $89,535 @ 7.0% cap · market cap 4.48%
Theoretical Best
Office A
$2.66M
$2.33M – $3.11M
NOI $186,479 @ 7.0% cap · market cap 9.32%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Office Units
Location Insight
- Map
- Local Demand
- City
- Newton
- County
- Middlesex
- State
- Massachusetts
- Longitude
- -71.1979
- Latitude
- 42.3568
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - Fully-tenanted mixed-use portfolio with income and expansion potential.
Where is this mixed-use property located?
The property is located at 262 Adams St Newton, MA.
What is the asking price?
The asking price for this property is $1,999,999.
What are key features of this property?
This property features: Fully‑tenanted mixed‑use corner portfolio with strong income ($11,650/month).; Significant rental upside due to below‑market rents.; Prime location in Newton's BU2 zoning district, close to Mass Pike, Rt. 95, Whole Foods, YMCA, and public transit.
