Investment Analysis — 8-12 Exchange Ct

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.