Side-by-Side
New
For Sale
$888,800
8-10 Highland St, Waltham, MA 02453
Two three-bedroom residences offer flexible layouts, off-street parking, and proximity to Brandeis University and Moody Street amenities.
Property Size2,352 SF
Days on Market3
Property Features for 8-10 Highland St
General Information
Standard status
Active
Size
2,352 SF
Total Parking Spaces
8
Property subtype
Multifamily
Taxes and HOA fees
Annual Taxes
$8,688
Building Details
Building Size
2,352 SF
Year Built
1910
Listing Agency:
Coldwell Banker Realty - Waltham
(781) 258-8331
Listed By:
Brian J. Fitzpatrick · License #449519683
Source:
Classifiedrealtygroup
Added: Aug 21
Changed: Aug 23
Last Checked: Aug 23 at 3:00AM
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 Coldwell Banker Realty - Waltham
Investment Insights
Based on property information with market context.
Built in 1910, this side-by-side duplex contains two three-bedroom units, providing separate residential spaces within one multifamily property. The configuration supports flexible occupancy arrangements, while the existing improvements offer a defined foundation for future updates.
The property is located on Highland Street in Waltham, near Brandeis University and the dining and retail offerings along Moody Street. Ample off-street parking serves the property, adding practical convenience for residents and visitors.
The property is located on Highland Street in Waltham, near Brandeis University and the dining and retail offerings along Moody Street. Ample off-street parking serves the property, adding practical convenience for residents and visitors.
Key Highlights
- Two three‑bedroom units in a side‑by‑side duplex configuration
- Ample off‑street parking
- Located near Brandeis University
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
$49,769
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
5.60%
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%
$995,380
$995.4K
Cap Rate 7%
$710,986
$711.0K
Cap Rate 9%
$552,989
$553.0K
Market Conditions
NOI Build-Up for 2,352 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
$74.8K $31.80/SF
− Vacancy
−$3.7K −$1.57/SF
EGI
$71.1K $30.23/SF
− OpEx
−$21.3K −$9.07/SF
NOI
$49.8K $21.16/SF
Area
Middlesex County, MA
Vacancy
4.94%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
30.00%
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%
$995,380
Cap Rate 7%
$710,986
Cap Rate 9%
$552,989
Alternative Uses
Best Use
Multifamily LT 5
$711.0K
$622.1K – $829.5K
NOI $49,769 @ 7.0% cap · market cap 5.60%
Second Best
Apartment 5plus
$668.5K
$585.0K – $780.0K
NOI $46,797 @ 7.0% cap · market cap 5.27%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,466 @ 7.0% cap · market cap 10.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,597
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?
Duplex - Two three-bedroom residences offer flexible layouts, off-street parking, and proximity to Brandeis University and Moody Street amenities.
Where is this duplex located?
The property is located at 8-10 Highland St Waltham, MA.
What is the asking price?
The asking price for this property is $888,800.
What are key features of this property?
This property features: Two three‑bedroom units in a side‑by‑side duplex configuration; Ample off‑street parking; Located near Brandeis University
