1471 Beacon St #1 · Brookline, MA 02445

$1,650,000

3 bd · 4.0 ba · 2,928 sqft · Condo public records · 45 Days on market

Built 1910 $564/sqft · 30% below area Est $2358k · 30% under $954/mo HOA · 14% of rent

---

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

Exceptional home in boutique elevator building. A MUST SEE gorgeous 2014 renovation, this spacious 3-4 bed, 4bath offers 2928 sq. ft. of sophisticated elegance spanning 2 floors. Soaring high ceilings, hardwood floors, crown molding and high end finishes complement each room. Upper level with oversized living and dining area opening to European style high-end chef's kitchen.Warm exposed brick graces a generous bedroom and second bedroom/master suite complete with luxury en suite bath, custom closets and adjacent private terrace. Flexible floor plan with study/4th bedroom. LL with expansive family entertainment area opens up to a tree lined private patio on sun-filled quiet backside. All accompanied by third in-law/au pair suite and another full bath. 2 zone heating/cooling, W/D in unit and ample storage are a few of the many features of this well appointed home. Ideally located in Coolidge Corner area. Direct access to restaurants, shops and T-line complete this extraordinary offering.

Key facts

• $954 HOA
• Parking
• Built 1910

Property features AI

Finance

• Other: Above-grade finished area reported; Below-grade finished area reported
• HOA & community: Monthly association fee; Association fee covers water, sewer, insurance, building and grounds maintenance, snow removal, and trash; Elevator in building; Pets allowed with restrictions; Community near public transportation, shopping, parks, medical facilities, places of worship, schools, T-Station, and university

Exterior

• Parking: One off-street parking space; Parking space is rented
• Security: Intercom; Security system
• Utilities: Public water; Public sewer
• Home design: Condominium; Attached unit; Duplex/Brownstone building; Empire Building; Two-story; Entry level 1; Facing direction not specified
• Construction: Frame and brick construction; Rubber roof; Effective year built approximately 2014
• Exterior features: Covered patio/deck; Patio; Balcony

Interior

• Kitchen: Range; Dishwasher; Garbage disposal; Microwave; Refrigerator
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Four full bathrooms; Master bathroom included
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Intercom; Security system; Ten total rooms
• Laundry & utility: In-unit laundry; Washer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath condo listed at $1.65M.

Deal economics

• At list price, monthly cash flow is $-6k ($-77k/yr) — negative.
• To cash-flow at today's rent, offer at most $519k (68.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $668k (59.5% below list).
• Recommended offer: $519k (68.6% below list) — sets the bar for cash-flow.
• Cap rate 1.6% 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: 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; 22 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 $6,681/mo this rent would consume 57% 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 $176k of equity ($11k loan paydown + $165k 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 ~$284k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($1.60M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $1.40M; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $518,831 (68.6% 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 45 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 1910 — 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. 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?
9. 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.
10. 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.
11. 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: 0.40% ✗
• Cap rate: 1.64%
• Cash-on-cash: -16.63%
• DSCR: 0.26
• GRM: 20.6

CMA / ARV

• ARV (median comp): $2,357,929
• List price: $1,650,000
• Delta: -30.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.5%
• Equity multiple: 2.04×
• Total profit: $480,946
• Equity at exit: $1,486,451

10-year hold

• IRR: 12.8%
• Equity multiple: 4.72×
• Total profit: $1,718,262
• Equity at exit: $3,205,587

Cash invested: $462,000 (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: 20.6×

Monthly cashflow live

• Estimated rent: $6,681 high
• Mortgage (P&I): −$8,653
• Tax from tax record: −$1,387 /mo · $16,640/yr
• Insurance: −$688
• HOA: −$954
• Vacancy / Maint / Mgmt: −$1,403
• Net cashflow: $-6,403

Break-even live

Break-even rent $14,786

Max offer price $518,831

Occupancy floor —

Sensitivity live

Price	-10% $-5,469	-5% $-5,936	+0% $-6,403	+5% $-6,870	+10% $-7,337
Rent	-10% $-6,931	-5% $-6,667	+0% $-6,403	+5% $-6,139	+10% $-5,876
Rate	-1.0pp $-5,572	-0.5pp $-5,984	base $-6,403	+0.5pp $-6,831	+1.0pp $-7,266

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: $412,500
• Closing costs: $49,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Summit Ave Brookline, MA	4.0	3.0	2005	$8,750	$4.36	6d	1	0.15mi
82 Summit Ave Brookline, MA	4.0	3.0	2005	$8,750	$4.36	25d	1	0.15mi
636 Washington St Unit 1281997P Brookline, MA	1.0–3.0	1.0–2.0	6216	$7,601	$1.22	11d	2	0.24mi
1592 Beacon St Unit 3 Brookline, MA	4.0	2.0	2000	$5,400	$2.70	25d	1	0.29mi
206 Winchester St Unit 206 Brookline, MA	4.0	3.0	2500	$6,200	$2.48	6d	1	0.42mi
187 Winthrop Rd Unit 3 Brookline, MA	4.0	2.0	2200	$4,750	$2.16	5d	1	0.43mi
69 Babcock St Brookline, MA	4.0	1.0–3.0	5274	$6,188	$1.17	21d	1	0.50mi
69 Babcock St Brookline, MA	4.0	1.0–3.0	5274	$5,812	$1.10	4d	2	0.50mi
67 Green St Brookline, MA	4.0	2.0	2554	$7,000	$2.74	25d	1	0.51mi
91 Verndale St Unit 1 Brookline, MA	4.0	2.0	2100	$5,900	$2.81	45d	1	0.54mi
109 Saint Paul St Brookline, MA	4.0	2.0	2010	$5,800	$2.89	45d	1	0.55mi
1714 Beacon St Unit 2 Brookline, MA	3.0	2.0	2350	$6,750	$2.87	6d	1	0.60mi
1714 Beacon St Brookline, MA	3.0	2.0	2350	$6,750	$2.87	14d	1	0.60mi
1716 Beacon St Brookline, MA	3.0	2.0	2500	$6,750	$2.70	6d	1	0.60mi
60 Parkman St Unit 3 Brookline, MA	4.0	2.0	2000	$6,500	$3.25	45d	1	0.61mi
18 Linden Pl Unit 2 Brookline, MA	4.0	2.0	2000	$6,150	$3.08	12d	1	0.62mi
1728 Beacon St Brookline, MA	3.0	2.0	2350	$7,500	$3.19	6d	1	0.63mi
228 Saint Paul St Unit 1E Brookline, MA	4.0	2.0	2100	$4,285	$2.04	45d	1	0.67mi
58 Brook St Unit NA Brookline, MA	4.0	4.5	3150	$10,000	$3.17	25d	1	0.68mi
18 Dean Rd Brookline, MA	3.0	2.0	2200	$5,500	$2.50	25d	1	0.71mi
179 Babcock St Unit 1 Brookline, MA	4.0	2.0	2000	$6,250	$3.12	45d	1	0.73mi
17 Saint Marys Ct Brookline, MA	2.0	2.5	1950	$6,975	$3.58	12d	1	1.13mi

HOA detail condo

• Monthly dues: $954 · $11,448/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $1,650,000 Active 45 DOM
2. 2026-06-18
   days on market $1,650,000 Active 42 DOM
3. 2026-06-17
   days on market $1,650,000 Active 41 DOM
4. 2026-06-16
   days on market $1,650,000 Active 40 DOM
5. 2026-06-15
   days on market $1,650,000 Active 39 DOM
6. 2026-06-13
   days on market $1,650,000 Active 37 DOM
7. 2026-06-09
   days on market $1,650,000 Active 33 DOM
8. 2026-06-08
   days on market $1,650,000 Active 32 DOM
9. 2026-06-07
   days on market $1,650,000 Active 31 DOM
10. 2026-06-04
    days on market $1,650,000 Active 28 DOM
11. 2026-06-03
    days on market $1,650,000 Active 27 DOM
12. 2026-06-02
    days on market $1,650,000 Active 26 DOM
13. 2026-06-01
    days on market $1,650,000 Active 25 DOM
14. 2026-05-31
    days on market $1,650,000 Active 24 DOM
15. 2026-05-07
    listed $1,650,000 New 992-char remark
16. 2017-06-14
    soldstatus $1,400,000 Sold 1000-char remark

    Show marketing remark (1000 chars)

    Exceptional home in boutique elevator building. A MUST SEE gorgeous 2014 renovation, this spacious 3-4 bed, 4bath offers 2928 sq. ft. of sophisticated elegance spanning 2 floors. Soaring high ceilings, hardwood floors, crown molding and high end finishes complement each room. Upper level with oversized living and dining area opening to European style high-end chef's kitchen.Warm exposed brick graces a generous bedroom and second bedroom/master suite complete with luxury en suite bath, custom closets and adjacent private terrace. Flexible floor plan with study/4th bedroom. LL with expansive family entertainment area opens up to a tree lined private patio on sun-filled quiet backside. All accompanied by third in-law/au pair suite and another full bath. 2 zone heating/cooling, W/D in unit and ample storage are a few of the many features of this well appointed home. Ideally located in Coolidge Corner area. Direct access to restaurants, shops and T-line complete this extraordinary offering.

17. 2017-06-05
    status Under Agreement 1000-char remark

    Show marketing remark (1000 chars)

    Exceptional home in boutique elevator building. A MUST SEE gorgeous 2014 renovation, this spacious 3-4 bed, 4bath offers 2928 sq. ft. of sophisticated elegance spanning 2 floors. Soaring high ceilings, hardwood floors, crown molding and high end finishes complement each room. Upper level with oversized living and dining area opening to European style high-end chef's kitchen.Warm exposed brick graces a generous bedroom and second bedroom/master suite complete with luxury en suite bath, custom closets and adjacent private terrace. Flexible floor plan with study/4th bedroom. LL with expansive family entertainment area opens up to a tree lined private patio on sun-filled quiet backside. All accompanied by third in-law/au pair suite and another full bath. 2 zone heating/cooling, W/D in unit and ample storage are a few of the many features of this well appointed home. Ideally located in Coolidge Corner area. Direct access to restaurants, shops and T-line complete this extraordinary offering.

18. 2017-03-29
    listed $1,499,000 New 1000-char remark

    Show marketing remark (1000 chars)

    Exceptional home in boutique elevator building. A MUST SEE gorgeous 2014 renovation, this spacious 3-4 bed, 4bath offers 2928 sq. ft. of sophisticated elegance spanning 2 floors. Soaring high ceilings, hardwood floors, crown molding and high end finishes complement each room. Upper level with oversized living and dining area opening to European style high-end chef's kitchen.Warm exposed brick graces a generous bedroom and second bedroom/master suite complete with luxury en suite bath, custom closets and adjacent private terrace. Flexible floor plan with study/4th bedroom. LL with expansive family entertainment area opens up to a tree lined private patio on sun-filled quiet backside. All accompanied by third in-law/au pair suite and another full bath. 2 zone heating/cooling, W/D in unit and ample storage are a few of the many features of this well appointed home. Ideally located in Coolidge Corner area. Direct access to restaurants, shops and T-line complete this extraordinary offering.

19. 2015-07-15
    soldstatus $1,550,000 Sold

    Show marketing remark (626 chars)

    Stunning duplex unit in recently renovated rowhouse building conveniently located between Coolidge Corner and Washington Square. This home offers over 3200 square feet on two levels with two bedrooms plus office space and two full bathrooms on upper level with private porch adjacent to the master suite. The lower level has an additional spacious family room with walk-out patio area, full bath and an additional bedroom with en suite bath. Flexible floor plan, high end designer kitchen and bathrooms, in-unit washer and dryer, central air conditioning. Garage parking behind the building completes this incredible package!

20. 2015-05-08
    status Under Agreement

    Show marketing remark (626 chars)

    Stunning duplex unit in recently renovated rowhouse building conveniently located between Coolidge Corner and Washington Square. This home offers over 3200 square feet on two levels with two bedrooms plus office space and two full bathrooms on upper level with private porch adjacent to the master suite. The lower level has an additional spacious family room with walk-out patio area, full bath and an additional bedroom with en suite bath. Flexible floor plan, high end designer kitchen and bathrooms, in-unit washer and dryer, central air conditioning. Garage parking behind the building completes this incredible package!

21. 2015-04-30
    listed $1,595,000 New

    Show marketing remark (626 chars)

    Stunning duplex unit in recently renovated rowhouse building conveniently located between Coolidge Corner and Washington Square. This home offers over 3200 square feet on two levels with two bedrooms plus office space and two full bathrooms on upper level with private porch adjacent to the master suite. The lower level has an additional spacious family room with walk-out patio area, full bath and an additional bedroom with en suite bath. Flexible floor plan, high end designer kitchen and bathrooms, in-unit washer and dryer, central air conditioning. Garage parking behind the building completes this incredible package!

ⓘ 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: $16,640 · $1,387/mo
• Projected year-2 tax: $18,468 · $1,539/mo
• Expected delta: +$1,828/yr (+$152/mo · 11.0%)

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

Taxation est. · year 1

• Rental income: $80,167
• − Mortgage interest: −$92,426
• − Property taxes: −$16,640
• − Insurance: −$8,250
• − Repairs & maintenance: −$6,413
• − Management: −$6,413
• − HOA: −$11,448
• − Depreciation: −$48,000
• Taxable loss: −$109,424
• Est. tax savings @ 24.0%: +$26,262
• After-tax cash flow: $-50,578/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

+3.4% since first listed

7 events — show timeline

• 2026-05-07 Listed $1,650,000 MLS PIN
• 2017-06-14 Sold (MLS) $1,400,000 MLS PIN
• 2017-06-05 Pending — MLS PIN
• 2017-03-29 Listed $1,499,000 MLS PIN
• 2015-07-15 Sold (MLS) $1,550,000 MLS PIN
• 2015-05-08 Pending — MLS PIN
• 2015-04-30 Listed $1,595,000 MLS PIN

Property tax history

+2.8%/yr

Latest (2023): $16,640 · -0.2% YoY. Source: county tax records.