352 Tappan St #1 · Brookline, MA 02445

$459,888

1 bd · 1.0 ba · 571 sqft · Condo public records · 26 Days on market

Built 1890 $162/mo HOA · 6% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Schools +6.4/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Updated one bedroom in a charming building outside Washington Square off Beacon Street. Unit offers an open dining/living room with hardwood floors, floor to ceiling marble fireplace, stainless-steel appliances, granite countertops and much more!!! Spacious bedroom with ample closet space and in unit washer dryer. Large bathroom with tub/shower surrounded with marble walls and floors. Easy access to the C and D lines, Coolidge Corner, grocery store, and restaurants. Unit entrance is to the rear of the building as noted in pictures. This one won't last!!!

Key facts

• Great closet space
• Granite countertops
• $162 HOA

Tags

• STAINLESS STEEL APPLIANCES
• TIMELESS KITCHEN CABINETS
• GRANITE COUNTERTOPS
• GREAT CLOSET SPACE
• NEWER IN UNIT WASHER AND DRYER
• BEAUTIFUL MARBLE BATHROOM

Property features AI

Finance

• HOA & community: Monthly association fee of $162; HOA covers insurance, grounds maintenance, and snow removal

Exterior

• Parking: No open parking spaces
• Utilities: Public water; Public sewer; Electric range utility available
• Home design: Condominium; Rowhouse / Brownstone style; Single-story unit; Entry level: 1
• Construction: Approximately built (year from public records); Total building area about 571
• Exterior features: Public transportation nearby; Nearby shopping; Tennis court(s) access; Parks and walk/jog trails nearby; Medical facility nearby; Laundromat nearby; Bike path access; Highway access; House of worship nearby; Nearby private and public schools; T-Station access; University nearby; Pets allowed with restrictions; Door located at rear of building

Interior

• Kitchen: Range; Refrigerator; Freezer; ENERGY STAR qualified refrigerator; ENERGY STAR qualified dishwasher
• Bedrooms: 3 total rooms (includes bedroom count within room total)
• Flooring: Wood flooring; Tile; Stone or slate
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Electric heating; Window air conditioning unit(s)
• Interior features: Storm door(s); One fireplace
• Laundry & utility: In-unit laundry; ENERGY STAR qualified washer; ENERGY STAR qualified dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $460k.

Deal economics

• At list price, monthly cash flow is $-773 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (29.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (36.3% below list).
• Recommended offer: $293k (36.3% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 1.3% 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); 102 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).

Forward outlook

• In year one you build about $49k of equity ($3k loan paydown + $46k 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $292,858 (36.3% 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. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 0.64% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.21%
• DSCR: 0.68
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 2.53×
• Total profit: $196,750
• Equity at exit: $414,304

10-year hold

• IRR: 17.2%
• Equity multiple: 5.73×
• Total profit: $609,655
• Equity at exit: $893,461

Cash invested: $128,769 (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: 102
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,929 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$322 /mo · $3,861/yr
• Insurance: −$192
• HOA: −$162
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-773

Break-even live

Break-even rent $3,908

Max offer price $323,247

Occupancy floor —

Sensitivity live

Price	-10% $-513	-5% $-643	+0% $-773	+5% $-904	+10% $-1,034
Rent	-10% $-1,005	-5% $-889	+0% $-773	+5% $-658	+10% $-542
Rate	-1.0pp $-542	-0.5pp $-657	base $-773	+0.5pp $-893	+1.0pp $-1,014

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: $114,972
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1689 Beacon St Brookline, MA	—	1.0	350	$2,100	$6.00	46d	1	0.05mi
1685 Beacon St Brookline, MA	—	1.0	400	$2,100	$5.25	46d	1	0.05mi
1731 Beacon St Brookline, MA	1.0	1.0	808	$3,350	$4.15	46d	2	0.05mi
1687 Beacon St Brookline, MA	—	1.0	350	$2,100	$6.00	46d	1	0.07mi
339 Tappan St Brookline, MA	1.0	1.0	691	$2,650	$3.84	1d	1	0.08mi
1738 Beacon St Brookline, MA	1.0	1.0	450	$2,300	$5.11	7d	1	0.09mi
21 Regent Cir Unit 3 Brookline, MA	2.0	1.0	700	$4,000	$5.71	17d	1	0.09mi
1748 Beacon St Brookline, MA	1.0	1.0	500	$2,575	$5.15	46d	1	0.11mi
140 Beaconsfield Rd Brookline, MA	1.0	1.0	615	$3,200	$5.20	46d	1	0.15mi
183 Winthrop Rd #3 Brookline, MA	1.0	1.0	650	$2,300	$3.54	46d	1	0.16mi
15 University Rd Brookline, MA	1.0–3.0	1.0–2.0	490	$2,375	$4.85	20d	1	0.18mi
168 Winthrop Rd Brookline, MA	—	1.0	450	$2,900	$6.44	46d	1	0.19mi
24 Warwick Rd Brookline, MA	—	1.0	400	$3,675	$9.19	46d	1	0.23mi
1801 Beacon St Unit 1 Brookline, MA	1.0	1.0	650	$2,700	$4.15	13d	1	0.24mi
1801 Beacon St Unit 18 Brookline, MA	1.0	1.0	600	$2,900	$4.83	13d	1	0.24mi
1618 Beacon St Unit 3 Brookline, MA	—	1.0	450	$4,000	$8.89	20d	1	0.24mi
5 Washington St Brighton, MA	3.0	1.0–2.0	872	$4,508	$5.17	5d	6	0.31mi
636 Washington St Unit 1238028P Brookline, MA	1.0	1.0	592	$4,712	$7.96	26d	1	0.36mi
636 Washington St Unit 1281997P Brookline, MA	1.0–3.0	1.0–2.0	6216	$4,712	$0.76	12d	2	0.36mi
636 Washington St Brookline, MA	1.0	1.0	600	$4,725	$7.88	46d	1	0.36mi
1557 Beacon St Brookline, MA	1.0	1.0	600	$2,200	$3.67	46d	1	0.37mi
1555 Beacon St Unit 2L Brookline, MA	1.0	1.0	600	$2,200	$3.67	46d	1	0.37mi
40 Lancaster Ter Brookline, MA	1.0	1.0	550	$2,675	$4.86	46d	1	0.38mi
19 Fairbanks St Brookline, MA	1.0	1.0	470	$2,675	$5.69	7d	1	0.41mi
19 Fairbanks St Brookline, MA	1.0	1.0	470	$2,595	$5.52	46d	1	0.41mi
117 Fairbanks St Brookline, MA	1.0	1.0	425	$2,500	$5.88	20d	1	0.41mi
21 Fairbanks St Brookline, MA	1.0	1.0	445	$2,530	$5.69	46d	1	0.41mi
21 Fairbanks St Brookline, MA	2.0	1.0	645	$3,220	$4.99	15d	1	0.41mi
19 Fairbanks St Unit 33 Brookline, MA	1.0	1.0	470	$2,660	$5.66	7d	1	0.41mi
19 Fairbanks St Unit 3-2F Brookline, MA	1.0	1.0	470	$2,595	$5.52	7d	1	0.41mi
17 Fairbanks St Brookline, MA	1.0	1.0	470	$2,750	$5.85	1d	1	0.41mi
1874 Beacon St Brookline, MA	1.0	1.0	625	$2,600	$4.16	1d	1	0.41mi
1539 Beacon St Brookline, MA	1.0	1.0	472	$2,750	$5.82	1d	3	0.41mi
590 Washington St #3 Brookline, MA	1.0	1.0	500	$2,300	$4.60	20d	1	0.46mi
588 Washington St #4 Brookline, MA	1.0	1.0	500	$2,300	$4.60	46d	1	0.46mi
1481 Beacon St Brookline, MA	1.0	1.0	520	$2,500	$4.81	46d	1	0.55mi
1482 Beacon St Brookline, MA	1.0	1.0	700	$2,450	$3.50	46d	1	0.56mi
1482 Beacon St Brookline, MA	1.0	1.0	700	$2,600	$3.71	7d	1	0.56mi
1482 Beacon St Unit 33A Brookline, MA	1.0	1.0	700	$2,400	$3.43	7d	1	0.56mi
1476 Beacon St Unit A66 Brookline, MA	—	1.0	350	$2,599	$7.43	46d	1	0.57mi

HOA detail condo

• Monthly dues: $162 · $1,944/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-22
   days on market $459,888 Active 26 DOM
2. 2026-06-21
   days on market $459,888 Active 25 DOM
3. 2026-06-18
   days on market $459,888 Active 22 DOM
4. 2026-06-17
   days on market $459,888 Active 21 DOM
5. 2026-06-16
   days on market $459,888 Active 20 DOM
6. 2026-06-15
   days on market $459,888 Active 19 DOM
7. 2026-06-13
   days on market $459,888 Active 17 DOM
8. 2026-06-09
   days on market $459,888 Active 13 DOM
9. 2026-06-08
   days on market $459,888 Active 12 DOM
10. 2026-06-07
    days on market $459,888 Active 11 DOM
11. 2026-06-04
    days on market $459,888 Active 8 DOM
12. 2026-06-03
    days on market $459,888 Active 7 DOM
13. 2026-06-02
    days on market $459,888 Active 6 DOM
14. 2026-06-01
    statusdays on market $459,888 Active 5 DOM
15. 2026-05-31
    days on market $459,888 New 4 DOM
16. 2026-05-28
    listed $459,888 New
17. 2025-06-27
    soldstatus $449,900 Sold 566-char remark

    Show marketing remark (566 chars)

    Updated one bedroom in a charming building outside Washington Square off Beacon Street. Unit offers an open dining/living room with hardwood floors, floor to ceiling marble fireplace, stainless-steel appliances, granite countertops and much more!!! Spacious bedroom with ample closet space and in unit washer dryer. Large bathroom with tub/shower surrounded with marble walls and floors. Easy access to the C and D lines, Coolidge Corner, grocery store, and restaurants. Unit entrance is to the rear of the building as noted in pictures. This one won't last!!!

18. 2025-04-12
    status Under Agreement 566-char remark

    Show marketing remark (566 chars)

    Updated one bedroom in a charming building outside Washington Square off Beacon Street. Unit offers an open dining/living room with hardwood floors, floor to ceiling marble fireplace, stainless-steel appliances, granite countertops and much more!!! Spacious bedroom with ample closet space and in unit washer dryer. Large bathroom with tub/shower surrounded with marble walls and floors. Easy access to the C and D lines, Coolidge Corner, grocery store, and restaurants. Unit entrance is to the rear of the building as noted in pictures. This one won't last!!!

19. 2025-04-07
    historical Contingent 566-char remark

    Show marketing remark (566 chars)

    Updated one bedroom in a charming building outside Washington Square off Beacon Street. Unit offers an open dining/living room with hardwood floors, floor to ceiling marble fireplace, stainless-steel appliances, granite countertops and much more!!! Spacious bedroom with ample closet space and in unit washer dryer. Large bathroom with tub/shower surrounded with marble walls and floors. Easy access to the C and D lines, Coolidge Corner, grocery store, and restaurants. Unit entrance is to the rear of the building as noted in pictures. This one won't last!!!

20. 2025-04-02
    listed $449,900 New 566-char remark

    Show marketing remark (566 chars)

    Updated one bedroom in a charming building outside Washington Square off Beacon Street. Unit offers an open dining/living room with hardwood floors, floor to ceiling marble fireplace, stainless-steel appliances, granite countertops and much more!!! Spacious bedroom with ample closet space and in unit washer dryer. Large bathroom with tub/shower surrounded with marble walls and floors. Easy access to the C and D lines, Coolidge Corner, grocery store, and restaurants. Unit entrance is to the rear of the building as noted in pictures. This one won't last!!!

21. 2022-03-01
    soldstatus $400,000 Sold 911-char remark

    Show marketing remark (911 chars)

    Motivated Seller! Elegant one bedroom with a fabulous modern-design set in a distinguished three-unit gracious stone Victorian Row House in Washington Square offers an open dining/living room area with a beautiful, decorative, floor to ceiling marble fireplace. This freshly painted home offers hardwood floors throughout, stainless steel appliances, granite countertops and a large bathroom with tub/shower surrounded with marble walls and floors and an in-unit laundry. A short distance to the C and D lines, Coolidge Corner, Brookline High School, shops, grocery stores, restaurants. Delivered vacant. Formerly rented for $1,800/month. Unit entrance it to the rear of the building. Parking spot nearby available for one year only $150 a month, one year paid by owner! See the 3D-Video-walkthrough: https://youtu.be/ug5CSzROxgE and the Matterport 3D: https://my.matterport.com/show/?m=rGPCjrRvUKF&mls=1

22. 2022-03-01
    soldstatus $400,000

    Show marketing remark (911 chars)

    Motivated Seller! Elegant one bedroom with a fabulous modern-design set in a distinguished three-unit gracious stone Victorian Row House in Washington Square offers an open dining/living room area with a beautiful, decorative, floor to ceiling marble fireplace. This freshly painted home offers hardwood floors throughout, stainless steel appliances, granite countertops and a large bathroom with tub/shower surrounded with marble walls and floors and an in-unit laundry. A short distance to the C and D lines, Coolidge Corner, Brookline High School, shops, grocery stores, restaurants. Delivered vacant. Formerly rented for $1,800/month. Unit entrance it to the rear of the building. Parking spot nearby available for one year only $150 a month, one year paid by owner! See the 3D-Video-walkthrough: https://youtu.be/ug5CSzROxgE and the Matterport 3D: https://my.matterport.com/show/?m=rGPCjrRvUKF&mls=1

23. 2022-01-19
    status Under Agreement 911-char remark

    Show marketing remark (911 chars)

    Motivated Seller! Elegant one bedroom with a fabulous modern-design set in a distinguished three-unit gracious stone Victorian Row House in Washington Square offers an open dining/living room area with a beautiful, decorative, floor to ceiling marble fireplace. This freshly painted home offers hardwood floors throughout, stainless steel appliances, granite countertops and a large bathroom with tub/shower surrounded with marble walls and floors and an in-unit laundry. A short distance to the C and D lines, Coolidge Corner, Brookline High School, shops, grocery stores, restaurants. Delivered vacant. Formerly rented for $1,800/month. Unit entrance it to the rear of the building. Parking spot nearby available for one year only $150 a month, one year paid by owner! See the 3D-Video-walkthrough: https://youtu.be/ug5CSzROxgE and the Matterport 3D: https://my.matterport.com/show/?m=rGPCjrRvUKF&mls=1

24. 2022-01-04
    price $2,000
25. 2022-01-01
    status Back On Market 911-char remark

    Show marketing remark (911 chars)

    Motivated Seller! Elegant one bedroom with a fabulous modern-design set in a distinguished three-unit gracious stone Victorian Row House in Washington Square offers an open dining/living room area with a beautiful, decorative, floor to ceiling marble fireplace. This freshly painted home offers hardwood floors throughout, stainless steel appliances, granite countertops and a large bathroom with tub/shower surrounded with marble walls and floors and an in-unit laundry. A short distance to the C and D lines, Coolidge Corner, Brookline High School, shops, grocery stores, restaurants. Delivered vacant. Formerly rented for $1,800/month. Unit entrance it to the rear of the building. Parking spot nearby available for one year only $150 a month, one year paid by owner! See the 3D-Video-walkthrough: https://youtu.be/ug5CSzROxgE and the Matterport 3D: https://my.matterport.com/show/?m=rGPCjrRvUKF&mls=1

26. 2021-12-23
    status Under Agreement 911-char remark

    Show marketing remark (911 chars)

    Motivated Seller! Elegant one bedroom with a fabulous modern-design set in a distinguished three-unit gracious stone Victorian Row House in Washington Square offers an open dining/living room area with a beautiful, decorative, floor to ceiling marble fireplace. This freshly painted home offers hardwood floors throughout, stainless steel appliances, granite countertops and a large bathroom with tub/shower surrounded with marble walls and floors and an in-unit laundry. A short distance to the C and D lines, Coolidge Corner, Brookline High School, shops, grocery stores, restaurants. Delivered vacant. Formerly rented for $1,800/month. Unit entrance it to the rear of the building. Parking spot nearby available for one year only $150 a month, one year paid by owner! See the 3D-Video-walkthrough: https://youtu.be/ug5CSzROxgE and the Matterport 3D: https://my.matterport.com/show/?m=rGPCjrRvUKF&mls=1

27. 2021-11-04
    price $439,900 911-char remark

    Show marketing remark (911 chars)

    Motivated Seller! Elegant one bedroom with a fabulous modern-design set in a distinguished three-unit gracious stone Victorian Row House in Washington Square offers an open dining/living room area with a beautiful, decorative, floor to ceiling marble fireplace. This freshly painted home offers hardwood floors throughout, stainless steel appliances, granite countertops and a large bathroom with tub/shower surrounded with marble walls and floors and an in-unit laundry. A short distance to the C and D lines, Coolidge Corner, Brookline High School, shops, grocery stores, restaurants. Delivered vacant. Formerly rented for $1,800/month. Unit entrance it to the rear of the building. Parking spot nearby available for one year only $150 a month, one year paid by owner! See the 3D-Video-walkthrough: https://youtu.be/ug5CSzROxgE and the Matterport 3D: https://my.matterport.com/show/?m=rGPCjrRvUKF&mls=1

28. 2021-10-12
    price $459,000 911-char remark

    Show marketing remark (911 chars)

    Motivated Seller! Elegant one bedroom with a fabulous modern-design set in a distinguished three-unit gracious stone Victorian Row House in Washington Square offers an open dining/living room area with a beautiful, decorative, floor to ceiling marble fireplace. This freshly painted home offers hardwood floors throughout, stainless steel appliances, granite countertops and a large bathroom with tub/shower surrounded with marble walls and floors and an in-unit laundry. A short distance to the C and D lines, Coolidge Corner, Brookline High School, shops, grocery stores, restaurants. Delivered vacant. Formerly rented for $1,800/month. Unit entrance it to the rear of the building. Parking spot nearby available for one year only $150 a month, one year paid by owner! See the 3D-Video-walkthrough: https://youtu.be/ug5CSzROxgE and the Matterport 3D: https://my.matterport.com/show/?m=rGPCjrRvUKF&mls=1

29. 2021-09-22
    price $475,900 911-char remark

    Show marketing remark (911 chars)

    Motivated Seller! Elegant one bedroom with a fabulous modern-design set in a distinguished three-unit gracious stone Victorian Row House in Washington Square offers an open dining/living room area with a beautiful, decorative, floor to ceiling marble fireplace. This freshly painted home offers hardwood floors throughout, stainless steel appliances, granite countertops and a large bathroom with tub/shower surrounded with marble walls and floors and an in-unit laundry. A short distance to the C and D lines, Coolidge Corner, Brookline High School, shops, grocery stores, restaurants. Delivered vacant. Formerly rented for $1,800/month. Unit entrance it to the rear of the building. Parking spot nearby available for one year only $150 a month, one year paid by owner! See the 3D-Video-walkthrough: https://youtu.be/ug5CSzROxgE and the Matterport 3D: https://my.matterport.com/show/?m=rGPCjrRvUKF&mls=1

30. 2021-08-23
    listed $499,900 New 911-char remark

    Show marketing remark (911 chars)

    Motivated Seller! Elegant one bedroom with a fabulous modern-design set in a distinguished three-unit gracious stone Victorian Row House in Washington Square offers an open dining/living room area with a beautiful, decorative, floor to ceiling marble fireplace. This freshly painted home offers hardwood floors throughout, stainless steel appliances, granite countertops and a large bathroom with tub/shower surrounded with marble walls and floors and an in-unit laundry. A short distance to the C and D lines, Coolidge Corner, Brookline High School, shops, grocery stores, restaurants. Delivered vacant. Formerly rented for $1,800/month. Unit entrance it to the rear of the building. Parking spot nearby available for one year only $150 a month, one year paid by owner! See the 3D-Video-walkthrough: https://youtu.be/ug5CSzROxgE and the Matterport 3D: https://my.matterport.com/show/?m=rGPCjrRvUKF&mls=1

31. 2005-12-05
    soldstatus $218,000
32. 2005-12-01
    soldstatus $218,000
33. 2005-10-14
    historical
34. 2005-04-14
    listed $219,000
35. 2004-11-09
    soldstatus $163,000
36. 1999-01-29
    soldstatus $53,000
37. 1998-12-15
    historical
38. 1998-09-17
    listed $89,900

ⓘ 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: $3,861 · $322/mo
• Projected year-2 tax: $4,759 · $397/mo
• Expected delta: +$898/yr (+$75/mo · 23.3%)

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $35,143
• − Mortgage interest: −$25,761
• − Property taxes: −$3,861
• − Insurance: −$2,299
• − Repairs & maintenance: −$2,811
• − Management: −$2,811
• − HOA: −$1,944
• − Depreciation: −$13,379
• Taxable loss: −$17,724
• Est. tax savings @ 24.0%: +$4,254
• After-tax cash flow: $-5,028/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

+411.6% since first listed

23 events — show timeline

• 2026-05-28 Listed $459,888 MLS PIN
• 2025-06-27 Sold (MLS) $449,900 MLS PIN
• 2025-04-12 Pending — MLS PIN
• 2025-04-07 Contingent — MLS PIN
• 2025-04-02 Listed $449,900 MLS PIN
• 2022-03-01 Sold (Public Records) $400,000 Public Records
• 2022-03-01 Sold (MLS) $400,000 MLS PIN
• 2022-01-19 Pending — MLS PIN
• 2022-01-04 Price Changed $2,000 RENT.
• 2022-01-01 Relisted — MLS PIN
• 2021-12-23 Pending — MLS PIN
• 2021-11-04 Price Changed $439,900 MLS PIN
• 2021-10-12 Price Changed $459,000 MLS PIN
• 2021-09-22 Price Changed $475,900 MLS PIN
• 2021-08-23 Listed $499,900 MLS PIN
• 2005-12-05 Sold (Public Records) $218,000 Public Records
• 2005-12-01 Sold (MLS) $218,000 MLS PIN
• 2005-10-14 Listing Removed — MLS PIN
• 2005-04-14 Listed $219,000 MLS PIN
• 2004-11-09 Sold (Public Records) $163,000 Public Records
• 1999-01-29 Sold (MLS) $53,000 MLS PIN
• 1998-12-15 Listing Removed — MLS PIN
• 1998-09-17 Listed $89,900 MLS PIN

Property tax history

+3.9%/yr

Latest (2023): $3,861 · -0.2% YoY. Source: county tax records.