16 Garrison Rd #7 · Brookline, MA 02445

$869,000

5 bd · 2.0 ba · 1,413 sqft · Condo public records · 49 Days on market

Built 1915 $615/sqft · 32% below area Est $1282k · 32% under $681/mo HOA · 11% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.3/10.0

Listing remarks MLS

An exceptional opportunity for an investor or owner occupant, this expansive five bedroom, two full bathroom condominium offers 1,413 square feet of living space in a well-maintained building on a beautiful block in Brookline's desirable Washington Square neighborhood. This high basement level unit features hardwood floors and generous windows with natural light in every room. The large open plan living / dining / kitchen space is perfect for gathering or entertaining, and the unit features in-unit laundry and ample storage. Two full baths. Professionally managed building with numerous infrastructure upgrades, including the roof (2020) and boiler (2016). Large, bright bedrooms with excellent closet space. Rent roll for this unit is currently $4400/mo, with all tenant leases up on 8/31/2023. Phenomenal location in an architecturally distinctive building in a wonderfully convenient neighborhood near shops, restaurants, parks, multiple T lines, and a short stroll into the city.

Key facts

• Ample cabinetry
• In-unit laundry
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• IN-UNIT LAUNDRY
• BIKE STORAGE

Property features AI

Finance

• Other: Property status: Active
• HOA & community: Monthly association fee of $681.62; HOA covers heat, water, sewer, insurance, building and grounds maintenance, snow removal, trash, and reserve funds; Association provides hot water; Community offers access to public transportation, shopping, bike path, public schools, and T-station

Exterior

• Parking: No open parking spaces
• Utilities: Public water; Public sewer
• Home design: Condominium in a low-rise brownstone; Single-story entry level (level 1)
• Construction: Stone construction; Built according to public records
• Exterior features: Rubber roof

Interior

• Kitchen: Wood-floor kitchen; Oven, Dishwasher, Garbage Disposal, Microwave, Refrigerator
• Bedrooms: All bedrooms located on the first floor; Hardwood floors in each bedroom
• Flooring: Wood and hardwood flooring
• Bathrooms: Two full bathrooms, both on the first floor
• Heating & cooling: Baseboard heating; Window cooling units
• Interior features: Seven total rooms; Hardwood and wood flooring throughout; No basement
• Laundry & utility: In-unit laundry located on the first floor (washer and dryer included)

🏷️ Possibly a rental listed for sale. The $869,000 price doesn't fit this home's estimated sale value (~$1,282,422) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath condo listed at $869k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $651k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $630k (27.5% below list).
• Recommended offer: $630k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 1.2% in Brookline — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#16 in MA, #704 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+, cost of living F.
• Brookline (suburban): math 66% / reading 73% proficiency, ranked #29 of 302 in MA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: John D Runkle (math 65% / reading 72%, grade B+, #91 of 938 statewide, top 10%, 508 students, 0% FRL); Brookline High (math 79% / reading 83%, grade A, #41 of 343 statewide, top 12%, 2,087 students, 0% FRL).
• Market conditions: Rents rising (+1.5%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).
• At $6,303/mo this rent would consume 54% of the median local household income ($140k/yr) (locally 1138% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $93k of equity ($6k loan paydown + $87k appreciation (10.0% local appreciation)).
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$149k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($843k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $660k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $630,308 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 11.5

CMA / ARV

• ARV (median comp): $1,282,422
• List price: $869,000
• Delta: -32.24%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.58×
• Total profit: $385,423
• Equity at exit: $782,864

10-year hold

• IRR: 17.7%
• Equity multiple: 5.85×
• Total profit: $1,178,990
• Equity at exit: $1,688,276

Cash invested: $243,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 02445

• Home prices YoY: 5.5%
• Rents YoY: 1.5%
• Active inventory: 83
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $6,303 high
• Mortgage (P&I): −$4,557
• Tax from tax record: −$612 /mo · $7,345/yr
• Insurance: −$362
• HOA: −$681
• Vacancy / Maint / Mgmt: −$1,324
• Net cashflow: $-1,233

Break-even live

Break-even rent $7,864

Max offer price $651,209

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $217,250
• Closing costs: $26,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 Winthrop Rd Brookline, MA	4.0	2.0	1300	$5,500	$4.23	44d	1	0.01mi
187 Winthrop Rd Brookline, MA	4.0	2.0	1300	$5,500	$4.23	3d	1	0.02mi
189 Winthrop Rd Brookline, MA	4.0	2.0	1300	$5,500	$4.23	24d	1	0.02mi
193 Winthrop Rd Brookline, MA	4.0	2.0	1300	$5,500	$4.23	24d	1	0.03mi
191 Winthrop Rd Unit 11 Brookline, MA	4.0	2.0	1400	$5,500	$3.93	44d	1	0.03mi
1616 Beacon St Unit 3 Brookline, MA	4.0	3.0	1500	$7,600	$5.07	44d	1	0.14mi
1614 Beacon St Brookline, MA	4.0	3.0	1600	$7,600	$4.75	44d	1	0.14mi
1614 Beacon St Brookline, MA	4.0	3.0	1700	$7,600	$4.47	24d	1	0.14mi
1580 Beacon St Unit 100 Brookline, MA	4.0	4.0	1500	$6,875	$4.58	18d	1	0.20mi
1578 Beacon St Ph -2 Brookline, MA	4.0	4.0	1500	$7,495	$5.00	18d	1	0.21mi
1578 Beacon St Unit 102 Brookline, MA	4.0	3.0	1500	$6,875	$4.58	18d	1	0.21mi
1578 Beacon St Unit 202 Brookline, MA	4.0	4.0	1500	$7,350	$4.90	18d	1	0.21mi
37 Beaconsfield Rd Brookline, MA	4.0	2.0	1700	$6,250	$3.68	22d	1	0.24mi
37 Beaconsfield Rd Brookline, MA	4.0	2.0	1700	$6,250	$3.68	3d	1	0.24mi
10 Strathmore Rd Brookline, MA	3.0–4.0	2.0	1400	$5,680	$4.06	2d	2	0.51mi
10 Strathmore Rd Brookline, MA	3.0–4.0	2.0	1400	$5,680	$4.06	4d	1	0.51mi
244 Winchester St Unit 2 Brookline, MA	4.0	2.0	1800	$6,500	$3.61	44d	1	0.52mi
1887 Beacon St Brookline, MA	4.0	2.0	1800	$5,900	$3.28	44d	1	0.59mi
1908 Beacon St Brookline, MA	4.0	2.0	1800	$5,200	$2.89	44d	1	0.65mi
98 Cypress St Brookline, MA	4.0	1.0	1100	$4,800	$4.36	5d	1	0.70mi
142 Davis Ave Brookline, MA	4.0	2.0	1500	$4,650	$3.10	44d	1	0.70mi
6 Beals St #2 Brookline, MA	4.0	1.0	1500	$4,000	$2.67	44d	1	0.72mi
23 Aspinwall Ave Brookline, MA	4.0	3.0	1500	$4,895	$3.26	4d	1	0.84mi
191 Boylston St Brookline, MA	5.0	2.0	1600	$4,850	$3.03	24d	1	0.86mi
61 Babcock St Brookline, MA	4.0	3.0	1200	$6,900	$5.75	5d	1	0.88mi
61 Babcock St Brookline, MA	4.0	3.0	1200	$6,900	$5.75	3d	1	0.88mi
68 Babcock St Brookline, MA	4.0	3.0	1200	$7,500	$6.25	44d	1	0.89mi
63 Babcock St Brookline, MA	4.0	3.0	1200	$7,400	$6.17	5d	1	0.89mi
63 Babcock St Brookline, MA	4.0	3.0	1200	$7,400	$6.17	20d	1	0.89mi
69 Babcock St Brookline, MA	4.0	1.0–3.0	5274	$7,400	$1.40	20d	1	0.91mi
69 Babcock St Brookline, MA	4.0	1.0–3.0	5274	$6,900	$1.31	3d	2	0.91mi
27 Hurd Rd Brookline, MA	4.0	1.0	1200	$4,500	$3.75	3d	1	0.91mi
157 Thorndike St Brookline, MA	4.0	2.0	1400	$5,600	$4.00	5d	1	0.93mi
10 Davis Ave Brookline, MA	4.0	1.0	1300	$3,995	$3.07	44d	1	0.94mi
10 Davis Ave Unit C Brookline, MA	4.0	1.0	1300	$4,000	$3.08	44d	1	0.94mi
10 Davis Ave Unit C Brookline, MA	4.0	1.0	1300	$4,000	$3.08	11d	1	0.94mi
5 Kendall St Unit 2 Brookline, MA	4.0	2.0	1700	$4,000	$2.35	24d	1	0.96mi
32 Linden St Brookline, MA	4.0	2.0	1000	$5,200	$5.20	24d	1	1.00mi
32 Linden St Brookline, MA	4.0	2.0	1000	$5,800	$5.80	44d	1	1.00mi
1243 Beacon St Brookline, MA	2.0–4.0	1.5–2.0	900	$6,000	$6.67	2d	2	1.01mi

HOA detail condo

• Monthly dues: $681 · $8,172/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $869,000 Active 49 DOM
2. 2026-06-17
   days on market $869,000 Active 48 DOM
3. 2026-06-16
   days on market $869,000 Active 47 DOM
4. 2026-06-15
   days on market $869,000 Active 46 DOM
5. 2026-06-13
   days on market $869,000 Active 44 DOM
6. 2026-06-09
   days on market $869,000 Active 40 DOM
7. 2026-06-08
   days on market $869,000 Active 39 DOM
8. 2026-06-07
   days on market $869,000 Active 38 DOM
9. 2026-06-04
   days on market $869,000 Active 35 DOM
10. 2026-06-03
    days on market $869,000 Active 34 DOM
11. 2026-06-02
    days on market $869,000 Active 33 DOM
12. 2026-06-01
    statusdays on market $869,000 Active 32 DOM
13. 2026-05-31
    days on market $869,000 Price Changed 31 DOM
14. 2026-04-30
    listed $880,000 New 874-char remark
15. 2023-07-05
    soldstatus $660,000 Sold 992-char remark

    Show marketing remark (992 chars)

    An exceptional opportunity for an investor or owner occupant, this expansive five bedroom, two full bathroom condominium offers 1,413 square feet of living space in a well-maintained building on a beautiful block in Brookline's desirable Washington Square neighborhood. This high basement level unit features hardwood floors and generous windows with natural light in every room. The large open plan living / dining / kitchen space is perfect for gathering or entertaining, and the unit features in-unit laundry and ample storage. Two full baths. Professionally managed building with numerous infrastructure upgrades, including the roof (2020) and boiler (2016). Large, bright bedrooms with excellent closet space. Rent roll for this unit is currently $4400/mo, with all tenant leases up on 8/31/2023. Phenomenal location in an architecturally distinctive building in a wonderfully convenient neighborhood near shops, restaurants, parks, multiple T lines, and a short stroll into the city.

16. 2023-03-21
    status Under Agreement 992-char remark

    Show marketing remark (992 chars)

    An exceptional opportunity for an investor or owner occupant, this expansive five bedroom, two full bathroom condominium offers 1,413 square feet of living space in a well-maintained building on a beautiful block in Brookline's desirable Washington Square neighborhood. This high basement level unit features hardwood floors and generous windows with natural light in every room. The large open plan living / dining / kitchen space is perfect for gathering or entertaining, and the unit features in-unit laundry and ample storage. Two full baths. Professionally managed building with numerous infrastructure upgrades, including the roof (2020) and boiler (2016). Large, bright bedrooms with excellent closet space. Rent roll for this unit is currently $4400/mo, with all tenant leases up on 8/31/2023. Phenomenal location in an architecturally distinctive building in a wonderfully convenient neighborhood near shops, restaurants, parks, multiple T lines, and a short stroll into the city.

17. 2023-03-03
    listed $699,000 New 992-char remark

    Show marketing remark (992 chars)

    An exceptional opportunity for an investor or owner occupant, this expansive five bedroom, two full bathroom condominium offers 1,413 square feet of living space in a well-maintained building on a beautiful block in Brookline's desirable Washington Square neighborhood. This high basement level unit features hardwood floors and generous windows with natural light in every room. The large open plan living / dining / kitchen space is perfect for gathering or entertaining, and the unit features in-unit laundry and ample storage. Two full baths. Professionally managed building with numerous infrastructure upgrades, including the roof (2020) and boiler (2016). Large, bright bedrooms with excellent closet space. Rent roll for this unit is currently $4400/mo, with all tenant leases up on 8/31/2023. Phenomenal location in an architecturally distinctive building in a wonderfully convenient neighborhood near shops, restaurants, parks, multiple T lines, and a short stroll into the city.

18. 2016-04-29
    soldstatus $579,000 Sold

    Show marketing remark (539 chars)

    This 5BR / 2BA condominium unit offers an excellent opportunity for Owner occupant or Investor in a building with high owner occupancy in the desirable Runkle School neighborhood. This well-appointed, below grade unit is Blessed with Natural light from windows in every room. The living and dining room flow together in an open floor plan. The unit offers ample closet, and laundry within the unit. Walk to the T and enjoy all the convenience of Brookline. *** First Showing will be at Sunday's Public O.H., 2:15 - 3:45p.m.***

19. 2016-03-15
    status Contingent

    Show marketing remark (539 chars)

    This 5BR / 2BA condominium unit offers an excellent opportunity for Owner occupant or Investor in a building with high owner occupancy in the desirable Runkle School neighborhood. This well-appointed, below grade unit is Blessed with Natural light from windows in every room. The living and dining room flow together in an open floor plan. The unit offers ample closet, and laundry within the unit. Walk to the T and enjoy all the convenience of Brookline. *** First Showing will be at Sunday's Public O.H., 2:15 - 3:45p.m.***

20. 2016-03-12
    listed $559,000 New

    Show marketing remark (539 chars)

    This 5BR / 2BA condominium unit offers an excellent opportunity for Owner occupant or Investor in a building with high owner occupancy in the desirable Runkle School neighborhood. This well-appointed, below grade unit is Blessed with Natural light from windows in every room. The living and dining room flow together in an open floor plan. The unit offers ample closet, and laundry within the unit. Walk to the T and enjoy all the convenience of Brookline. *** First Showing will be at Sunday's Public O.H., 2:15 - 3:45p.m.***

21. 2001-05-25
    soldstatus $212,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $7,345 · $612/mo
• Projected year-2 tax: $9,017 · $751/mo
• Expected delta: +$1,672/yr (+$139/mo · 22.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $75,637
• − Mortgage interest: −$48,678
• − Property taxes: −$7,345
• − Insurance: −$4,345
• − Repairs & maintenance: −$6,051
• − Management: −$6,051
• − HOA: −$8,172
• − Depreciation: −$25,280
• Taxable loss: −$30,284
• Est. tax savings @ 24.0%: +$7,268
• After-tax cash flow: $-7,526/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brookline
• NCES district ID: 2503150
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $97,931
• Composite: 63.51/100
• National rank: #610
• State rank: #29 of 302 in MA

Livability — Brookline

• Score: 84/100
• State rank: #16
• US rank: #704

Category grades

Amenities D+ Commute A+ Cost of living F Crime A+ Employment A+ Housing B- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookline, MA
• County: Norfolk County · 644,082 people
• City population: 76,871
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,560
• Household income: $139,747
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1138.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Asian 14% Two or more races 10% Hispanic / Latino 7% Black 4%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Scotch-Irish 6% Italian 4% Romanian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 71% English-only · Chinese 6% Spanish 5% Other Indo-European 5%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.27%
• Current HPI: 291.0769
• Rent YoY: ▲ 1.47%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+309.9% since first listed

9 events — show timeline

• 2026-05-28 Price Changed $869,000 MLS PIN
• 2026-04-30 Listed $880,000 MLS PIN
• 2023-07-05 Sold (MLS) $660,000 MLS PIN
• 2023-03-21 Pending — MLS PIN
• 2023-03-03 Listed $699,000 MLS PIN
• 2016-04-29 Sold (MLS) $579,000 MLS PIN
• 2016-03-15 Pending — MLS PIN
• 2016-03-12 Listed $559,000 MLS PIN
• 2001-05-25 Sold (Public Records) $212,000 Public Records

Property tax history

+3.9%/yr

Latest (2023): $7,345 · -0.2% YoY. Source: county tax records.