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    281 Winter St Waltham, MA 02451

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    281 Winter St Waltham, MA 02451

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    • Office buildings
    • 67,313 SF
    • 8.04 lot acres
    For Lease
    $17,380,000
    View Listing →
    Class A Office Building For Lease
    $17,380,000
    8,942 SF

    Class A Office Building

    67,000 SF Class A office building in Waltham.

    281 Winter St, Waltham, MA
    View Listing
    Property ID
    US38-1285419
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Nicole Perez Elias, Counselor / Psychotherapist / Marriage Or Relationship Counselor
    • G4S Secure Solutions / Security Service
    • Critical Care Staffing LLC / Employment Agency
    • Bartlett Group / Business Service Center / Corporate Office
    • LifeStance Therapists & Psychiatrists Waltham / Medical Clinic

    Property Details for 281 Winter St

    Year built
    1985
    Lot size
    8.04 lot acres
    Property size
    67,313 SF
    Property type
    Office buildings
    APN
    WALT M:021 B:001 L:0059
    APU
    WALTM021B001L0059

    Value Estimations

    based on Realmo’s proprietary methodology

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $21,480,000
      Current use
      COMMERCIAL (GENERAL)
      $19,565,000
      Change: -9% Conversion: Easy
      RESTAURANT
      $19,540,000
      Change: -9% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $18,945,000
      Change: -12% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $18,650,000
      Change: -13% Conversion: Difficult
      RETAIL STORES
      $18,145,000
      Change: -16% Conversion: Moderate

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Waltham
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.2551
    Latitude
    42.4007
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $341,993
    $5,279,700
    $11,233,700
    $16,513,400
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

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      $21,655,000
      77,511 SF

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      OFFICE BUILDING • 77,511 SF
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    • Value Estimation
      $37,270,000
      128,643 SF

      168 3rd Ave

      OFFICE BUILDING • 128,643 SF
      168 3rd Ave, Waltham, MA 02451-7551
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    • Value Estimation
      $4,420,000
      17,146 SF

      180 Bear Hl Rd

      OFFICE BUILDING • 17,146 SF
      180 Bear Hl Rd, Waltham, MA 02451-1021
      View Details
    • Value Estimation
      $30,900,000
      194,241 SF

      610 Lincoln St

      OFFICE BUILDING • 194,241 SF
      610 Lincoln St, Waltham, MA 02451-2188
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    • Value Estimation
      $1,510,000
      18,344 SF

      653663 Main St

      OFFICE BUILDING • 18,344 SF
      653663 Main St, Waltham, MA 02451-0607
      View Details
    • Value Estimation
      $44,470,000
      210,423 SF

      175 Wyman St

      OFFICE BUILDING • 210,423 SF
      175 Wyman St, Waltham, MA 02451-1223
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      200,270 SF

      Class A Office Building Waltham

      200,270 SF Class A office building on 28.2 acres.
      860 Winter St, Waltham, MA 02451
      View Details
    • $1,199,900
      4,687 SF

      Waltham Commercial Building For Sale

      4600+ sqft commercial building in downtown Waltham.
      25 Spring St, Waltham, MA 02451
      View Details
    • $195,000
      772 SF

      Waltham Commercial Condo For Sale

      Top-floor commercial condominium in desirable Waltham location, ideal for owner-occupants.
      2 Winter St, Waltham, MA 02451
      View Details
    • $195,000

      Waltham Commercial Condo For Sale

      Top-floor commercial condo in desirable Waltham location, ideal for owner-occupants.
      2 Winter St, Waltham, MA 02451
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      Full Floor Office Condo

      Full floor office condo with covered parking available for sale.
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    • Contact for pricing
      772 SF

      Waltham Commercial Condo For Sale

      Top-floor commercial condo in Waltham with private offices and parking.
      2 Winter St, Waltham, MA 02451
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Waltham Freestanding Commercial Building

      Versatile 11,416 SF building suitable for office, retail, industrial.
      1273-1275 Main St, Waltham, MA 02451
      View Details
    • Contact for pricing
      38,151 SF

      Waltham Office Building For Rent

      Four-story office building in Waltham, overlooking the Cambridge Reservoir.
      1100 Winter St, Waltham, MA 02451
      View Details
    • Contact for pricing
      15,771 SF

      Waltham Office Building For Rent

      Three-story office building on Route 128 available for rent.
      830 Winter St, Waltham, MA 02451
      View Details
    • Contact for pricing
      37,255 SF

      Waltham Office and Lab Space

      500,000 SF development with flexible layouts and amenities.
      225 Wyman St, Waltham, MA 02451
      View Details
    • Contact for pricing
      115,000 SF

      Corporate Campus in Waltham, MA

      Vibrant corporate campus with amenities and highway access.
      940 Winter St, Waltham, MA 02451
      View Details
    • Contact for pricing
      26,318 SF

      Waltham Office Space Available

      Office building with 26,318 square feet available for rent.
      400 Totten Pond Rd, Waltham, MA 02451
      View Details
    View Listing
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    Waltham, MA 02451
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    281 Winter St, Waltham, MA, 02451

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