Mixed-Use Building Near Moody
For Sale
$2,399,000
55-57 Crescent Street, Waltham, MA 02453
Mixed-use property with residential, rooming house, and salon spaces.
Property Size4,585 SF
Price / SF$523.23
Days on Market489
Property Features for 55-57 Crescent Street
General Information
Standard status
Active
Size
4,585 SF
Taxes and HOA fees
Annual Taxes
$10,789
Building Details
Year Built
1900
Listing Agency:
Lamacchia Realty, Inc.
Listed By:
Team Darlene & Company
Source:
Corcoran
Added: May 1, 2025
Changed: Mar 16
Last Checked: Apr 22 at 7:43AM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
This mixed-use building is located one block from Moody Street and set along the Charles River. The property includes two residential units, a rooming house, and a fully equipped salon. The building features crown moldings and original woodwork. The residential units include a 1-bedroom and a 2-bedroom, each with updated kitchens and baths. Unit 1 features a private deck overlooking the river. Unit 57 hosts a spacious salon with tile flooring, a reception area, and large windows offering water views, plus a scenic deck. The third floor includes a 4-bedroom rooming house with kitchenette and a 3/4 bath. Outside, there is off-street parking, a stone walkway, a paved patio, and river access for kayak launch. The property size is 4585 square feet.
Key Highlights
- Prime location one block from Moody Street and along the Charles River.
- Mixed‑use building with residential units, rooming house, and fully equipped salon.
- Two residential units (1‑bedroom and 2‑bedroom) with updated kitchens and baths.
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
$91,226
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
3.80%
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%
$1,824,520
$1.8M
Cap Rate 7%
$1,303,229
$1.3M
Cap Rate 9%
$1,013,622
$1.0M
Market Conditions
NOI Build-Up for 4,585 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
$175.0K $38.16/SF
− Vacancy
−$9.1K −$1.98/SF
EGI
$165.9K $36.18/SF
− OpEx
−$74.6K −$16.28/SF
NOI
$91.2K $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 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%
$1,824,520
Cap Rate 7%
$1,303,229
Cap Rate 9%
$1,013,622
Alternative Uses
Best Use
Apartment 5plus
$1.30M
$1.14M – $1.52M
NOI $91,226 @ 7.0% cap · market cap 3.80%
Second Best
Mixed Use
$1.08M
$945.7K – $1.26M
NOI $75,653 @ 7.0% cap · market cap 3.15%
Theoretical Best
Office A
$2.71M
$2.38M – $3.17M
NOI $190,001 @ 7.0% cap · market cap 7.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,893
Businesses Nearby
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with residential, rooming house, and salon spaces.
Where is this mixed-use property located?
The property is located at 55-57 Crescent Street Waltham, MA.
What is the asking price?
The asking price for this property is $2,399,000.
What are key features of this property?
This property features: Prime location one block from Moody Street and along the Charles River.; Mixed‑use building with residential units, rooming house, and fully equipped salon.; Two residential units (1‑bedroom and 2‑bedroom) with updated kitchens and baths.
