Live-Work Property with Two
New
For Sale
$825,000
59R Waltham Street, Maynard, MA 01754
Dual-structure property combines a residential home with a separate commercial building zoned for business use.
Property Size1,806 SF
Price / SF$267.86
Days on Market4
Property Features for 59R Waltham Street
General Information
Standard status
Active
Size
1,806 SF
Property subtype
Commercial
Building Details
Year Built
1985
Buildings
1
Building Size
1,806 SF
Listing Agency:
Barrett Sotheby's International Realty
(617) 803-3441
Listed By:
Geraldine Wilcox
(617) 803-3441
Source:
Lockandkeyre
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 4:08AM
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 Barrett Sotheby's International Realty
Investment Insights
Based on property information with market context.
This live-work property includes a residential home and a standalone commercial building on the same parcel. The 1,274 sq.ft. home offers two bedrooms, two full bathrooms, a full basement, and a rear deck. The 1,806 sq.ft. commercial structure includes a finished walk-out basement and is zoned for business use.
The commercial building provides a dedicated setting for business operations, while the residential component supports on-site living. The property contains 3,080 total square feet and was built in 1985. Its address is 59R Waltham Street in Maynard, Massachusetts.
The commercial building provides a dedicated setting for business operations, while the residential component supports on-site living. The property contains 3,080 total square feet and was built in 1985. Its address is 59R Waltham Street in Maynard, Massachusetts.
Key Highlights
- 1,274 sq.ft. residential home with two bedrooms and two full bathrooms
- Full basement and rear deck included with the residential structure
- Standalone 1,806 sq.ft. commercial building
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
$50,820
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
6.16%
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%
$1,016,400
$1.0M
Cap Rate 7%
$726,000
$726.0K
Cap Rate 9%
$564,667
$564.7K
Market Conditions
NOI Build-Up for 3,080 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
$92.4K $30.00/SF
− Vacancy
−$11.1K −$3.60/SF
EGI
$81.3K $26.40/SF
− OpEx
−$30.5K −$9.90/SF
NOI
$50.8K $16.50/SF
Area
Middlesex County, MA
Vacancy
12.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,016,400
Cap Rate 7%
$726,000
Cap Rate 9%
$564,667
Alternative Uses
Best Use
Office B
$1.40M
$1.22M – $1.63M
NOI $97,730 @ 7.0% cap · market cap 11.85%
Second Best
Mixed Use
$726.0K
$635.3K – $847.0K
NOI $50,820 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$1.82M
$1.60M – $2.13M
NOI $127,634 @ 7.0% cap · market cap 15.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
546
Businesses Nearby
Explore this area
Business Placement
Demographics for 01754, MA
10,730
Population
4,845
Households
2.2
Avg Household Size
43
Median Age
64%
College-Educated
96%
High-School Grad
5.2 sq mi
ZIP Area
2,063
Density / Sq Mi
$119,549
Median Household Income
$74,452
Median Earnings
$1,678
Median Rent
$494,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Dual-structure property combines a residential home with a separate commercial building zoned for business use.
Where is this live-work space located?
The property is located at 59R Waltham Street Maynard, MA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 1,274 sq.ft. residential home with two bedrooms and two full bathrooms; Full basement and rear deck included with the residential structure; Standalone 1,806 sq.ft. commercial building
