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Active

8-12 Exchange Ct, Waltham MA 02451

$2,249,500

Estimated $5,147/month Calculator

Multi Family

Total Units: 9

Price Per Unit: $249,944.44

Total Rent: 90840/year

Estimated CAP Rate:

10 Bedrooms

Baths

5547

Total Parking: 11 (1 Garage)

9,696 (0.22)

Rare opportunity to acquire 8-10-12 Exchange Court, an established downtown Waltham mixed-use income property combining multiple residential rental streams with a separate warehouse/storage tenancy. Tucked off Exchange Street yet only steps from Main Street, the Waltham Public Library and Moody Street's restaurants, shops and entertainment, the property offers the location and convenience that support lasting tenant demand. The Waltham MBTA Commuter Rail station is 0.5 mile away, with nearby bus service and convenient access to Route 20, Route 117, I-95/Route 128 and the Massachusetts Turnpike. The building reflects a varied residential mix that includes studio, one-bedroom and two-bedroom accommodations, plus a commercial warehouse rental. Several apartments were upgraded in July 2026 with fresh paint, new flooring or carpeting, and kitchen and bath improvements. The mix of smaller units, multi-bedroom apartments and warehouse income helps diversify revenue and offers greater leasing flexibility than a conventional small multifamily. Recent leasing activity across the upgraded apartments also provides current evidence of the location's appeal. Additional features include gas heat, city water and sewer, vinyl siding, asphalt roofing done in 2016 and off-street parking, all on a 9,695-square-foot parcel. This is a compelling opportunity to acquire meaningful income-producing scale in a highly connected Waltham location, with existing cash flow, recently improved units, multiple sources of income and a clear near-term path to higher gross revenue. Property is offered as-is. Buyer and buyer's agent must independently verify all information.

This home has been viewed 3 times

Last Checked: September 16th, 2026 at 5:48am (Source: MLS PIN #73567818)

Gross Income: $90,840

Gross Expenses: $25,544

Net Income Calc: $65,296

Annual Expenses for 8-12 Exchange Ct, Waltham MA 02451

Total Gross Expenses (Calculated)$25,544/year

APOD AvailableYes

Heating

Electricity

Water

Gas

Insurance

Sewer

Trash Removal

Repair & Maintenance

Management

Miscellaneous

Real Estate Tax17996

Annual Income & Unit Breakdown for 8-12 Exchange Ct, Waltham MA 02451

Total Gross Income (Calculated)$90,840

Unit 1

Rental Income$0

LeaseY

Bedrooms1

Bathrooms1 Full

Floor1

Levels in Unit1

Rent IncludesHeat

Unit 2

Rental Income$0

LeaseN

Bedrooms1

Bathrooms1 Full

Floor2

Levels in Unit1

Rent IncludesHeat

Unit 3

Rental Income$0

LeaseN

Bedrooms2

Bathrooms1 Full

Floor2

Levels in Unit2

Rent IncludesHeat

Unit 4

Rental Income$0

Lease

Bedrooms1

Bathrooms1 Full

Floor1

Levels in Unit1

Rent IncludesHeat

General Information for 8-12 Exchange Ct, Waltham MA 02451

Listing ID73567818

Property TypeMulti Family / 5+ Family

Price2249500 ($405.53/SqFt)

Style5-9 Family

CityWaltham

CountyMiddlesex

Neighborhood(s)

Approximate Living Area Total5547

Approximate Lot Size (Acres)0.22

Total Parking11 (1 Garage)

Garage Parking1

Year Built1880

Year Built SourcePublic Records

Year Built DetailsApproximate

WaterPublic

SewerPublic Sewer

Electric

Hot Water

Roof MaterialAsphalt/fiberglass Shingles

BasementFull

Construction Materials

Lot FeaturesGentle Sloping

Foundation Description

Accessible Features

Outdoor Space

ZoningRC

Water Views

Water Views Features

Waterfront0

Waterfront Features

Terms

Disclosures for 8-12 Exchange Ct, Waltham MA 02451

Lead PaintNone

UFFI

Living Area Includes BasementNo

Living Area Disclosure

Building Area SourcePublic Records

ExclusionsPersonal Belongings.

Financial Data SourceEstimated

Total Gross Expenses By Broker

Total Gross Income By Broker

Total Net Income By Broker

Short Sale / Forclosure (Bank Owned)

Compensation Based On

Financial Information for 8-12 Exchange Ct, Waltham MA 02451

Real Estate Taxes17996

Tax Year2026

Assessed Value$1,602,200

Financial Data SourceEstimated

Total Gross Expenses By Broker

BostonRealEstate.com Gross Expenses

Total Gross Income By Broker

BostonRealEstate.com Gross Income

Total Net Income By Broker

BostonRealEstate.com Gross NOI

CAP Rate (based on Broker info)

Location Information for 8-12 Exchange Ct, Waltham MA 02451

Neighborhood(s)

Area AmenitiesWalk/jog Trails

Contact Information for 8-12 Exchange Ct, Waltham MA 02451

Agent

Name: Nicholas Neu

Office

Name: Advantage Property Team LLC

Phone: 781-209-0888

Team Members

Payment Calculator

, Interest

Property Taxes 1499.67

Principal & Interest 13860.7

HOA Dues

Term

Interest

Home Price

Down Payment

Exclusive Listing Agent

Advantage Property Team LLC

Nicholas Neu

Agent Phone

Office Phone

(781) 209-0888

Text Agent Call Agent Call Office

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EXIT

11 More Photos

Active

8-12 Exchange Ct, Waltham MA 02451

$2,249,500

Annual Expenses for 8-12 Exchange Ct, Waltham MA 02451

Annual Income & Unit Breakdown for 8-12 Exchange Ct, Waltham MA 02451

General Information for 8-12 Exchange Ct, Waltham MA 02451

Disclosures for 8-12 Exchange Ct, Waltham MA 02451

Financial Information for 8-12 Exchange Ct, Waltham MA 02451

Location Information for 8-12 Exchange Ct, Waltham MA 02451

Contact Information for 8-12 Exchange Ct, Waltham MA 02451

Agent

Office

Team Members

Payment Calculator

Exclusive Listing Agent

Advantage Property Team LLC

Nicholas Neu