184 Rawson Rd · Brookline, MA 02445

$1,850,000

4 bd · 3.5 ba · 1,260 sqft · SingleFamily public records · 68 Days on market

Built 1965 3,929 sqft lot $1468/sqft · 43% above area Est $2520k · 27% under

---

Why this score? — see what drove the D 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
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +1.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Condo Alternative! No HOA fees.Unique corner townhouse-single family, offering four bedrooms across four sun-filled levels and a Private Patio. Wall-to-wall sliders open to composite decks, filling the home with natural light and showcasing panoramic treetop and sky views. Behind its classic brick exterior, discover a spacious interior with a true wow factor. The kitchen features stainless steel appliances, an induction range, French door refrigerator, and granite countertops. Custom built-ins and generous closets provide huge amount of storage, while Mitsubishi mini-split heat pumps in every room ensure year-round comfort. Lower-level bedrooms offer private walk-out access—ideal for guests or flexible living. Nestled on a picturesque, tree-lined street that blends historic charm with modern design, this home is steps away from the C & D Lines T, grocery stores and restaurants. Enjoy tranquility, style, and urban convenience in one of the area’s most sought-after neighborhood!

Key facts

• Induction range
• Corner townhouse
• Composite decks

Tags

• CORNER TOWNHOUSE
• COMPOSITE DECKS
• PANORAMIC TREETOP VIEWS
• STAINLESS STEEL APPLIANCES
• INDUCTION RANGE
• FRENCH DOOR REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $-7k ($-86k/yr) — negative.
• To cash-flow at today's rent, offer at most $586k (68.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $567k (69.3% below list).
• Recommended offer: $567k (69.3% below list) — sets the bar for 1% rule.
• Cap rate 1.7% 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); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $5,675/mo this rent would consume 49% 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 $198k of equity ($13k loan paydown + $185k 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 ~$318k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($1.74M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $290k; list at $1.85M implies a 538% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $567,478 (69.3% 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 68 days. Have you received any prior offers? Is the seller open to a 69% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.31% ✗
• Cap rate: 1.65%
• Cash-on-cash: -16.58%
• DSCR: 0.26
• GRM: 27.2

CMA / ARV

• ARV (median comp): $2,519,992
• List price: $1,850,000
• Delta: -26.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Warwick Rd	0.39mi	3/1.0 (-1)	1,194 (-5%)	21mo	$535,000	$448	40
80 Lanark Rd Unit 1	0.65mi	3/1.0 (-1)	1,247 (-1%)	22mo	$156,000	$125	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 2.05×
• Total profit: $542,617
• Equity at exit: $1,666,627

10-year hold

• IRR: 12.9%
• Equity multiple: 4.74×
• Total profit: $1,938,666
• Equity at exit: $3,594,143

Cash invested: $518,000 (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: 97
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $5,675 high
• Mortgage (P&I): −$9,702
• Tax from tax record: −$1,166 /mo · $13,990/yr
• Insurance: −$771
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,192
• Net cashflow: $-7,155

Break-even live

Break-even rent $14,732

Max offer price $586,005

Occupancy floor —

Sensitivity live

Price	-10% $-6,108	-5% $-6,632	+0% $-7,155	+5% $-7,679	+10% $-8,202
Rent	-10% $-7,603	-5% $-7,379	+0% $-7,155	+5% $-6,931	+10% $-6,707
Rate	-1.0pp $-6,224	-0.5pp $-6,685	base $-7,155	+0.5pp $-7,635	+1.0pp $-8,122

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Beaconsfield Rd Brookline, MA	4.0	2.0	1700	$6,250	$3.68	23d	1	0.11mi
37 Beaconsfield Rd Brookline, MA	4.0	2.0	1700	$6,250	$3.68	4d	1	0.11mi
194 Winthrop Rd Brookline, MA	4.0	2.0	1300	$5,500	$4.23	45d	1	0.14mi
193 Winthrop Rd Brookline, MA	4.0	2.0	1300	$5,500	$4.23	26d	1	0.15mi
187 Winthrop Rd Brookline, MA	4.0	2.0	1300	$5,500	$4.23	4d	1	0.16mi
189 Winthrop Rd Brookline, MA	4.0	2.0	1300	$5,500	$4.23	26d	1	0.16mi
189 Winthrop Rd Brookline, MA	3.0	2.0	1200	$4,800	$4.00	45d	1	0.16mi
191 Winthrop Rd Unit 11 Brookline, MA	4.0	2.0	1400	$5,500	$3.93	45d	1	0.16mi
191 Winthrop Rd Brookline, MA	3.0	2.0	1500	$5,100	$3.40	23d	1	0.16mi
108 Winthrop Rd Brookline, MA	3.0	1.0	1452	$4,195	$2.89	45d	1	0.17mi
116 Winthrop Rd Apt 2 Brookline, MA	3.0	1.0	1452	$3,995	$2.75	45d	1	0.17mi
116 Winthrop Rd Brookline, MA	3.0	1.0	1452	$3,895	$2.68	18d	1	0.17mi
19 University Rd Unit 3 Brookline, MA	3.0	1.0	1600	$3,300	$2.06	26d	1	0.17mi
112 Winthrop Rd #535 Brookline, MA	3.0	2.0	1400	$5,430	$3.88	45d	1	0.17mi
1689 Beacon St Unit U2 Brookline, MA	3.0	3.0	1000	$5,100	$5.10	45d	1	0.19mi
1613 Beacon St Brookline, MA	3.0	2.0	980	$5,300	$5.41	21d	1	0.23mi
1613 Beacon St Brookline, MA	3.0	2.0	980	$5,300	$5.41	22d	1	0.23mi
1617 Beacon St Brookline, MA	3.0	2.0	980	$5,300	$5.41	22d	1	0.23mi
1617 Beacon St Brookline, MA	3.0	2.0	980	$5,300	$5.41	21d	1	0.23mi
638 Washington St Brookline, MA	3.0	2.0	1100	$11,800	$10.73	6d	1	0.25mi
636 Washington St Brookline, MA	3.0	2.0	1100	$11,550	$10.50	26d	1	0.25mi
636 Washington St Unit 1281997P Brookline, MA	1.0–3.0	1.0–2.0	6216	$7,601	$1.22	12d	2	0.25mi
1616 Beacon St Unit 3 Brookline, MA	4.0	3.0	1500	$7,600	$5.07	45d	1	0.27mi
1614 Beacon St Brookline, MA	4.0	3.0	1600	$7,600	$4.75	45d	1	0.28mi
1614 Beacon St Brookline, MA	4.0	3.0	1700	$7,600	$4.47	26d	1	0.28mi
1757 Beacon St #1 Brookline, MA	3.0	3.5	1702	$6,800	$4.00	26d	1	0.29mi
1580 Beacon St Unit 100 Brookline, MA	4.0	4.0	1500	$6,875	$4.58	19d	1	0.32mi
1578 Beacon St Unit 102 Brookline, MA	4.0	3.0	1500	$6,875	$4.58	19d	1	0.32mi
1578 Beacon St Unit 202 Brookline, MA	4.0	4.0	1500	$7,350	$4.90	19d	1	0.32mi
1578 Beacon St Ph -2 Brookline, MA	4.0	4.0	1500	$7,495	$5.00	19d	1	0.32mi
1762 Beacon St Brookline, MA	3.0	2.0	1861	$5,900	$3.17	4d	1	0.33mi
1793 Beacon St #3 Brookline, MA	3.0	1.0	1146	$4,800	$4.19	26d	1	0.35mi
1801 Beacon St Unit 8 Brookline, MA	3.0	2.0	1000	$4,300	$4.30	45d	1	0.39mi
45 Mason Ter Brookline, MA	3.0	1.0	1314	$4,350	$3.31	18d	1	0.40mi
1798 Beacon St Brookline, MA	3.0	2.0	1600	$5,400	$3.38	45d	1	0.42mi
805 Washington St Brookline, MA	3.0	1.0	1000	$4,350	$4.35	45d	1	0.43mi
811 Washington St Brookline, MA	3.0	2.0	1200	$3,950	$3.29	16d	1	0.45mi
8 Strathmore Rd Brookline, MA	3.0	2.0	1600	$4,650	$2.91	45d	1	0.48mi
5 Washington St Brighton, MA	3.0	1.0–2.0	872	$7,173	$8.22	4d	6	0.49mi
10 Strathmore Rd Brookline, MA	3.0	2.0	1600	$4,930	$3.08	45d	1	0.49mi

Listing history 19 events

1. 2026-06-21
   days on market $1,850,000 Active 68 DOM
2. 2026-06-18
   days on market $1,850,000 Active 65 DOM
3. 2026-06-17
   days on market $1,850,000 Active 64 DOM
4. 2026-06-16
   days on market $1,850,000 Active 63 DOM
5. 2026-06-15
   days on market $1,850,000 Active 62 DOM
6. 2026-06-13
   statusdays on market $1,850,000 Active 60 DOM
7. 2026-06-09
   days on market $1,850,000 Extended 56 DOM
8. 2026-06-08
   days on market $1,850,000 Extended 55 DOM
9. 2026-06-07
   statusdays on market $1,850,000 Extended 54 DOM
10. 2026-06-04
    days on market $1,850,000 Price Changed 51 DOM
11. 2026-06-03
    days on market $1,850,000 Price Changed 50 DOM
12. 2026-06-02
    pricestatusdays on market $1,850,000 Price Changed 49 DOM
13. 2026-06-01
    days on market $1,898,000 Active 48 DOM
14. 2026-05-31
    days on market $1,898,000 Active 47 DOM
15. 2026-05-14
    price $1,898,000 1007-char remark

    Show marketing remark (1007 chars)

    Condo Alternative! No HOA fees.Unique corner townhouse-single family, offering four bedrooms across four sun-filled levels and a Private Patio. Wall-to-wall sliders open to composite decks, filling the home with natural light and showcasing panoramic treetop and sky views. Behind its classic brick exterior, discover a spacious interior with a true wow factor. The kitchen features stainless steel appliances, an induction range, French door refrigerator, and granite countertops. Custom built-ins and generous closets provide huge amount of storage, while Mitsubishi mini-split heat pumps in every room ensure year-round comfort. Lower-level bedrooms offer private walk-out access—ideal for guests or flexible living. Nestled on a picturesque, tree-lined street that blends historic charm with modern design, this home is steps away from the C & D Lines T, grocery stores and restaurants. Enjoy tranquility, style, and urban convenience in one of the area’s most sought-after neighborhood!

16. 2026-04-15
    status Back On Market 1007-char remark

    Show marketing remark (1007 chars)

    Condo Alternative! No HOA fees.Unique corner townhouse-single family, offering four bedrooms across four sun-filled levels and a Private Patio. Wall-to-wall sliders open to composite decks, filling the home with natural light and showcasing panoramic treetop and sky views. Behind its classic brick exterior, discover a spacious interior with a true wow factor. The kitchen features stainless steel appliances, an induction range, French door refrigerator, and granite countertops. Custom built-ins and generous closets provide huge amount of storage, while Mitsubishi mini-split heat pumps in every room ensure year-round comfort. Lower-level bedrooms offer private walk-out access—ideal for guests or flexible living. Nestled on a picturesque, tree-lined street that blends historic charm with modern design, this home is steps away from the C & D Lines T, grocery stores and restaurants. Enjoy tranquility, style, and urban convenience in one of the area’s most sought-after neighborhood!

17. 2026-02-17
    historical 1007-char remark

    Show marketing remark (1007 chars)

    Condo Alternative! No HOA fees.Unique corner townhouse-single family, offering four bedrooms across four sun-filled levels and a Private Patio. Wall-to-wall sliders open to composite decks, filling the home with natural light and showcasing panoramic treetop and sky views. Behind its classic brick exterior, discover a spacious interior with a true wow factor. The kitchen features stainless steel appliances, an induction range, French door refrigerator, and granite countertops. Custom built-ins and generous closets provide huge amount of storage, while Mitsubishi mini-split heat pumps in every room ensure year-round comfort. Lower-level bedrooms offer private walk-out access—ideal for guests or flexible living. Nestled on a picturesque, tree-lined street that blends historic charm with modern design, this home is steps away from the C & D Lines T, grocery stores and restaurants. Enjoy tranquility, style, and urban convenience in one of the area’s most sought-after neighborhood!

18. 2026-02-16
    listed $1,950,000 New 1007-char remark

    Show marketing remark (1007 chars)

    Condo Alternative! No HOA fees.Unique corner townhouse-single family, offering four bedrooms across four sun-filled levels and a Private Patio. Wall-to-wall sliders open to composite decks, filling the home with natural light and showcasing panoramic treetop and sky views. Behind its classic brick exterior, discover a spacious interior with a true wow factor. The kitchen features stainless steel appliances, an induction range, French door refrigerator, and granite countertops. Custom built-ins and generous closets provide huge amount of storage, while Mitsubishi mini-split heat pumps in every room ensure year-round comfort. Lower-level bedrooms offer private walk-out access—ideal for guests or flexible living. Nestled on a picturesque, tree-lined street that blends historic charm with modern design, this home is steps away from the C & D Lines T, grocery stores and restaurants. Enjoy tranquility, style, and urban convenience in one of the area’s most sought-after neighborhood!

19. 1989-06-05
    soldstatus $290,000

ⓘ 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: $13,990 · $1,166/mo
• Projected year-2 tax: $18,372 · $1,531/mo
• Expected delta: +$4,382/yr (+$365/mo · 31.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,097
• − Mortgage interest: −$103,629
• − Property taxes: −$13,990
• − Insurance: −$9,250
• − Repairs & maintenance: −$5,448
• − Management: −$5,448
• − Depreciation: −$53,818
• Taxable loss: −$123,485
• Est. tax savings @ 24.0%: +$29,636
• After-tax cash flow: $-56,226/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

+554.5% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $1,898,000 MLS PIN
• 2026-04-15 Relisted — MLS PIN
• 2026-02-17 Listing Removed — MLS PIN
• 2026-02-16 Listed $1,950,000 MLS PIN
• 1989-06-05 Sold (Public Records) $290,000 Public Records

Property tax history

+4.5%/yr

Latest (2023): $13,990 · +2.7% YoY. Source: county tax records.