Finished Flex Space with
For Sale
$799,000
7r-42 Felton St, Waltham, MA 02453
Two-level commercial suite combining vehicle-oriented workspace with finished offices and private river-facing outdoor space.
Property Size1,849 SF
Price / SF$432.13
Days on Market13
Property Features for 7r-42 Felton St
General Information
Standard status
Active
Size
1,849 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Warehouse & Industrial
Clear Height
13.7 ft
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$15,814
Amenities
utility sink
half bath
full bathroom with shower
kitchenette
private balcony
Building Details
Year Built
2017
Listing Agency:
Marini Real Estate, LLC
Listed By:
Joseph Marini
(617) 319-4186
Source:
Exprealty
Added: Aug 23
Changed: Sep 3
Last Checked: Sep 3 at 2:18AM
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 1849-square-foot flex space arranged across two finished levels. The ground floor provides a garage bay with a 16' wide by 12' tall overhead door, 38'8'' of depth, 13'8" ceilings, in-floor oil separators, drainage for indoor vehicle parking, a utility sink, and a half bath. The upper level contains finished office space with central heating and air conditioning, a full bathroom with shower, a kitchenette equipped with a fridge and sink, and a private balcony overlooking the Charles River.
Built in 2017, the suite is located at 7r-42 Felton St on the Moody Street end of Felton Street in downtown Waltham. Downtown restaurants and retail along Moody and Main Street are nearby, while Route 95/128, the Mass Pike (I-90), and the Waltham Commuter Rail station provide regional and commuter access.
Built in 2017, the suite is located at 7r-42 Felton St on the Moody Street end of Felton Street in downtown Waltham. Downtown restaurants and retail along Moody and Main Street are nearby, while Route 95/128, the Mass Pike (I-90), and the Waltham Commuter Rail station provide regional and commuter access.
Key Highlights
- 1849 SF flex space configured over two finished floors
- 16' wide by 12' tall overhead garage door with 38'8'' ground‑floor depth
- 13'8" ceilings with in‑floor oil separators and drainage for indoor vehicle parking
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
Current Use
Lease Details
13 ft
Clear height
1
Drive-in doors
Yes
Highway access
Yes
Paved road access
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
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Frequently Asked Questions
What type of property is this?
Flex space - Two-level commercial suite combining vehicle-oriented workspace with finished offices and private river-facing outdoor space.
Where is this flex space located?
The property is located at 7r-42 Felton St 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: 1849 SF flex space configured over two finished floors; 16' wide by 12' tall overhead garage door with 38'8'' ground‑floor depth; 13'8" ceilings with in‑floor oil separators and drainage for indoor vehicle parking
