Two Winter Street deals worth $30 million pull Waltham's price range wide apart

WALTHAM -- Nineteen property transfers were recorded at the South Middlesex Registry of Deeds for Waltham addresses between Aug. 21 and Sept. 19, ranging from a $425,000 single-family sale on Lexington Street to a pair of Winter Street transactions worth a combined $30 million.

MARKET OVERVIEW The registry recorded 19 sales in the four-week period, or roughly one every day and a half. Of those, 16 carried a recorded consideration amount; the remaining three, price not yet available. Prices on the 16 disclosed sales ranged from $425,000 to $17,000,000, with a median sale price of $933,000. The presence of two transactions above $13 million pulls the top of the range far from the rest of the market; excluding those two, the highest residential-scale sale was $3,475,000 on High Street.

TOP SALES The period's largest transaction was 860 Winter St., which sold for $17,000,000 on Aug. 26; MMS Winter Street LLC sold to BXP Waltham Woods II LLC. The same buyer, BXP Waltham Woods II LLC, also acquired 870 Winter St. that day for $13,000,000; no seller was listed in the deed data. At 210 High St., Realty Partners LLC sold to Alta Realty Group LLC for $3,475,000 on Aug. 28. At 45 Gentlemans Way, Scichilone Rose Marie, as trustee, sold to Natalie and Bernard Aaron for $1,399,000 on Aug. 28. And at 128 Church St. Unit 2, Robert Thompson and Gregory Tyler Himes sold to Peter Hinrichs and a buyer identified as Chun for $1,290,000 on Aug. 27.

NEIGHBORHOOD BREAKDOWN Winter Street accounted for the two highest-priced transactions in the dataset: 860 and 870 Winter St. both sold to BXP Waltham Woods II LLC on Aug. 26, for a combined $30 million. Lexington Street also had two recorded transfers: 764 Lexington St. sold for $425,000, the lowest price in the dataset, to AMB Properties LLC; and 595 Lexington St., a transfer from James J. Hayes Jr. and Lisa C. Hayes to the Hayes Family Trust, has a price not yet available. By tier, one sale closed under $500,000; eight closed between $500,000 and $1 million; four closed between $1 million and $3 million; and three closed above $3 million, including the two Winter Street deals.

MARKET NOTES Deed records show a mix of property types. At least three transactions involved condominium units: 128 Church St. Unit 2, 138 Myrtle St. Unit 2 and 87 Clocktower Dr. Unit 203. Several transfers were structured as trusts or estate transactions rather than conventional sales. At 19 Cunningham Circle, Randall Goodman and Jesse Jurman sold to the Langer Bypass Trust and Heinz Joachim Langer for $935,000. At 138 Myrtle St. Unit 2, Dallaire Homes LLC sold to Jackson Hole Trust Company, as trustee, and the Dylan Hoffman Irrevocable Trust for $1,140,000. Three of the transfers with no price yet on record involved family members or a self-transfer into a trust: at 595 Lexington St., James J. Hayes Jr. and Lisa C. Hayes transferred to the Hayes Family Trust, with James J. Hayes Jr. as trustee; at 234 Worcester Lane, Joseph C. Guinan transferred the property to himself as trustee of the Joseph Conleth Guinan Family Revocable Trust; and at 198 Dale St., Joanne Ryan and John Lennon transferred to Matthew Ryan and Joanne Ryan, the latter retaining a life estate. These patterns are common in family estate planning and do not necessarily reflect open-market sales.

Recorded Deeds

Source: Registry of Deeds. Sale amounts shown as recorded; transfers without a disclosed consideration are noted as such.

Compiled from official town feeds, community organizations, and local press. Outside reporting is attributed inline.