Finished Flex Space with
New
For Sale
$799,000
42 Felton St 7r, Waltham, MA 02453
Two-level commercial unit combines vehicle storage, finished offices, bathrooms, and a kitchenette in a downtown setting.
Property Size1,849 SF
Price / SF$432.13
Days on Market3
Property Features for 42 Felton St 7r
General Information
Standard status
Active
Size
1,849 SF
Building Details
Year Built
2017
Listing Agency:
Marini Real Estate, LLC
(617) 319-4186
Listed By:
Joseph Marini
Source:
Lyvrealty
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 7:03PM
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 Marini Real Estate, LLC
Investment Insights
Based on property information with market context.
Unit 7R is a 1,849-square-foot commercial flex property completed in 2017, arranged across two floors for garage and office functions. The lower level includes a garage bay with a 16-foot-wide by 12-foot-tall overhead door, 13'8" ceilings, a 38'8" depth, in-floor oil separators and drainage, a utility sink, and a half bath. The upper floor provides finished office space with central heating and air conditioning, a full bathroom with shower, a kitchenette with refrigerator and sink, and a private balcony overlooking the Charles River.
The property is located at 42 Felton St 7R in Waltham, at the Moody Street end of Felton Street. Downtown restaurants and retail along Moody and Main Street are nearby, while Route 95/128 and the Mass Pike (I-90) provide regional access. The Waltham Commuter Rail station is another transportation option for staff and clients.
The property is located at 42 Felton St 7R in Waltham, at the Moody Street end of Felton Street. Downtown restaurants and retail along Moody and Main Street are nearby, while Route 95/128 and the Mass Pike (I-90) provide regional access. The Waltham Commuter Rail station is another transportation option for staff and clients.
Key Highlights
- 1,849‑square‑foot flex unit built in 2017
- Two‑floor layout with garage bay and finished office space
- 16‑foot‑wide by 12‑foot‑tall overhead door
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$58,670
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.34%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,173,400
$1.2M
Cap Rate 7%
$838,143
$838.1K
Cap Rate 9%
$651,889
$651.9K
Market Conditions
NOI Build-Up for 1,849 SF
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.
Gross rent
$100.3K $54.24/SF
− Vacancy
−$22.1K −$11.93/SF
EGI
$78.2K $42.31/SF
− OpEx
−$19.6K −$10.58/SF
NOI
$58.7K $31.73/SF
Area
Middlesex County, MA
Vacancy
22.00%
Lease Rate
$54.24 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,173,400
Cap Rate 7%
$838,143
Cap Rate 9%
$651,889
Alternative Uses
Best Use
Office B
$838.1K
$733.4K – $977.8K
NOI $58,670 @ 7.0% cap · market cap 7.34%
Second Best
Warehouse
$341.2K
$298.5K – $398.0K
NOI $23,882 @ 7.0% cap · market cap 2.99%
Theoretical Best
Office A
$1.09M
$957.8K – $1.28M
NOI $76,622 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,500
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 02453, MA
31,854
Population
13,163
Households
2.4
Avg Household Size
34
Median Age
59%
College-Educated
92%
High-School Grad
3.6 sq mi
ZIP Area
8,848
Density / Sq Mi
$114,029
Median Household Income
$58,036
Median Earnings
$2,063
Median Rent
$666,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Brelundi Cafe — watch factory, waltham, ma 02453
- Cruz Market — 139 Felton St, Waltham, MA 02453
- Salgueros Market || — 139 Felton St, Waltham, MA 02453
- Raw Silk Catering — 116 Bright St, Waltham, MA 02453
- C M Catering — 73 Charles St, Waltham, MA 02453
Frequently Asked Questions
What type of property is this?
Flex space - Two-level commercial unit combines vehicle storage, finished offices, bathrooms, and a kitchenette in a downtown setting.
Where is this flex space located?
The property is located at 42 Felton St 7r Waltham, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 1,849‑square‑foot flex unit built in 2017; Two‑floor layout with garage bay and finished office space; 16‑foot‑wide by 12‑foot‑tall overhead door
