98 Boylston St #2 · Brookline, MA 02445

$699,000

3 bd · 1.0 ba · 966 sqft · Condo public records · 10 Days on market

Built 1930 $338/mo HOA · 8% 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
• Schools +6.4/10.0
• Cash flow +6.3/30.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.6/10.0

Listing remarks

Sunny and spacious unit with high ceilings and abundant natural light all day long!! Beautifully renovated in 2026, featuring a large eat-in kitchen with stone counters and stainless appliances, new tiled full bath, and a new heating system with all-new central ductwork. Refinished hardwood throughout and flexible floor plan. Recent roof & gutters carry a 50 year warranty. Small four-unit association has a low monthly fee. Pets allowed, with a small, fenced common outdoor area. Common laundry and bike rack in the basement. Ask about seller incentives for prepaid garage parking nearby or a rate buy-down. Steps to Brookline Village shops, cafes & restaurants. Green Line D is aroun

Key facts

• New kitchen
• New tiled full bath
• Vaulted ceiling

Tags

• NEW KITCHEN
• STAINLESS APPLIANCES
• VAULTED CEILING
• NEW TILED FULL BATH
• REFINISHED HARDWOOD
• HIGH CEILINGS

Property features AI

Finance

• Financial info: Active listing status
• HOA & community: Monthly association fee of $338; HOA includes water, sewer, insurance, building and grounds maintenance; Pets allowed; Community amenities: public transportation, T-Station access, shopping, parks, walk/jog trails, bike path, tennis courts, medical facility, highway access, houses of worship, private and public schools

Exterior

• Parking: One open parking space (rented)
• Security: Security fencing
• Utilities: Public water; Public sewer; Electric with circuit breakers; Utilities available for gas range and electric range
• Home design: Condominium; Low-rise building; Single-story unit (entry level 2); Two or more common walls
• Construction: Frame construction; Shingle roof; Built (year from public records)
• Exterior features: Deck with access rights; Security fence

Interior

• Kitchen: Stainless steel appliances; Gas stove (range); Stone/granite solid countertops, upgraded countertops and cabinets; Pantry; Dining area
• Bedrooms: Three bedrooms on the main level; Master bedroom with closet, exterior access, hardwood flooring, high-speed internet hookup, and overhead lighting; Second bedroom with closet, hardwood flooring, high-speed internet hookup, and overhead lighting; Third bedroom with vaulted ceiling, hardwood flooring, and overhead lighting
• Flooring: Hardwood flooring throughout; Tile
• Bathrooms: One full bathroom; Master bathroom present; Full bathroom with tiled tub and shower
• Heating & cooling: Forced air heating (natural gas); Cooling system present
• Interior features: Broadband internet available; Open floorplan; Recessed and overhead lighting; Remodeled
• Laundry & utility: Laundry located in building/common area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $481k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $446k (36.2% below list).
• Recommended offer: $446k (36.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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: Pierce (math 67% / reading 78%, grade A, #36 of 938 statewide, top 4%, 705 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).
• This rent runs 38% of the median local income ($140k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $75k of equity ($5k loan paydown + $70k 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 ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $699k implies a 1453% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $446,043 (36.2% 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 1930 — 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: 4.17%
• Cash-on-cash: -7.57%
• DSCR: 0.66
• 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: 18.6%
• Equity multiple: 2.51×
• Total profit: $295,297
• Equity at exit: $629,715

10-year hold

• IRR: 17.0%
• Equity multiple: 5.69×
• Total profit: $918,618
• Equity at exit: $1,358,003

Cash invested: $195,720 (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: 13.1×

Monthly cashflow live

• Estimated rent: $4,460 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$464 /mo · $5,566/yr
• Insurance: −$291
• HOA: −$338
• Vacancy / Maint / Mgmt: −$937
• Net cashflow: $-1,235

Break-even live

Break-even rent $6,024

Max offer price $480,838

Occupancy floor —

Sensitivity live

Price	-10% $-839	-5% $-1,037	+0% $-1,235	+5% $-1,433	+10% $-1,631
Rent	-10% $-1,587	-5% $-1,411	+0% $-1,235	+5% $-1,059	+10% $-883
Rate	-1.0pp $-883	-0.5pp $-1,057	base $-1,235	+0.5pp $-1,416	+1.0pp $-1,600

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Walnut St Brookline, MA	2.0	1.0	800	$7,000	$8.75	26d	1	0.02mi
137 Walnut St Unit FURNISHED Brookline, MA	2.0	1.0	800	$5,500	$6.88	45d	1	0.02mi
49 Boylston St Brookline, MA	2.0	1.0	950	$3,400	$3.58	26d	1	0.07mi
77 Walnut St Unit 2 Brookline, MA	2.0	1.0	1120	$3,450	$3.08	7d	1	0.08mi
16 Davis Ave Apt 4 Brookline, MA	2.0	1.0	900	$3,300	$3.67	17d	1	0.11mi
14-16 Davis Ave Brookline, MA	2.0	1.0	900	$3,300	$3.67	45d	1	0.11mi
65 Cameron St Unit 4 Brookline, MA	3.0	2.5	850	$5,400	$6.35	45d	1	0.13mi
1 Harvard Sq Unit 1238108P Brookline, MA	3.0	2.0	990	$12,641	$12.77	26d	1	0.16mi
6 Harvard Sq Unit 1238033P Brookline, MA	2.0	1.0	990	$5,079	$5.13	21d	1	0.16mi
7 Harvard Sq Brookline, MA	2.0	1.0	800	$8,350	$10.44	45d	1	0.16mi
7 Harvard Sq Ste 4A Brookline, MA	2.0	1.0	700	$3,500	$5.00	20d	1	0.16mi
14 Smythe St Brookline, MA	2.0	1.0	1000	$3,200	$3.20	26d	1	0.19mi
18 Juniper St #47 Brookline, MA	2.0	1.0	822	$3,400	$4.14	17d	1	0.19mi
44 Washington St Brookline, MA	2.0	2.0	1005	$4,200	$4.18	26d	1	0.24mi
98 Cypress St Brookline, MA	4.0	1.0	1100	$4,800	$4.36	7d	1	0.28mi
98 Cypress St Brookline, MA	2.0	1.0	1000	$3,700	$3.70	22d	1	0.28mi
58 Kent St #402 Brookline, MA	2.0	1.0	1012	$1,935	$1.91	45d	1	0.28mi
33 Pond Ave Brookline, MA	2.0	2.0	1100	$5,000	$4.55	45d	1	0.28mi
33 Pond Ave Brookline, MA	2.0	2.0	1100	$4,850	$4.41	0d	1	0.28mi
32 Linden St Brookline, MA	4.0	2.0	1000	$5,800	$5.80	45d	1	0.30mi
32 Linden St Brookline, MA	4.0	2.0	1000	$5,200	$5.20	26d	1	0.30mi
8 Rice St #3 Brookline, MA	2.0	1.0	942	$3,250	$3.45	45d	1	0.31mi
18 Roberts St Brookline, MA	2.0	1.0	650	$2,700	$4.15	45d	1	0.31mi
18 Roberts St Brookline, MA	2.0	1.0	650	$2,600	$4.00	26d	1	0.31mi
77 Village Way Brookline, MA	1.0–2.0	1.0–2.0	799	$4,600	$5.75	4d	7	0.33mi
14 Homer St Brookline, MA	3.0	2.0	1000	$4,495	$4.50	45d	1	0.35mi
27 Hurd Rd Brookline, MA	3.0	1.0	1100	$4,000	$3.64	0d	1	0.36mi
23 Aspinwall Ave Brookline, MA	3.0	2.0	1000	$4,495	$4.50	26d	1	0.36mi
23 Aspinwall Ave Brookline, MA	3.0	2.0	1000	$4,495	$4.50	45d	1	0.36mi
17 Perry St Brookline, MA	2.0	1.0	846	$3,600	$4.26	26d	1	0.37mi
40 Harvard Ave Brookline, MA	2.0	1.0	800	$3,615	$4.52	26d	1	0.38mi
34 Harvard Ave Brookline, MA	2.0	1.0	800	$3,200	$4.00	0d	1	0.38mi
34 Harvard Ave Brookline, MA	2.0	1.0	800	$3,250	$4.06	45d	1	0.38mi
34 Harvard Ave Brookline, MA	2.0	1.0	800	$3,200	$4.00	23d	1	0.38mi
44 Harvard Ave Brookline, MA	2.0	1.0	800	$3,210	$4.01	25d	1	0.39mi
44 Harvard Ave Brookline, MA	2.0	1.0	800	$3,650	$4.56	17d	1	0.39mi
46 Harvard Ave Brookline, MA	1.0–2.0	1.0	750	$3,650	$4.87	3d	3	0.40mi
79 Brook St Brookline, MA	3.0	1.0	1000	$4,875	$4.88	45d	1	0.41mi
79 Brook St Unit 2R Brookline, MA	3.0	2.0	1000	$5,415	$5.42	45d	1	0.41mi
91 Chestnut St Brookline, MA	2.0	1.0	800	$6,825	$8.53	26d	1	0.44mi

HOA detail condo

• Monthly dues: $338 · $4,056/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   remarks 691-char remark
2. 2026-06-21
   statusdays on market $699,000 Active 10 DOM
3. 2026-06-18
   days on market $699,000 Price Changed 7 DOM
4. 2026-06-17
   pricestatus $699,000 Price Changed 6 DOM
5. 2026-06-17
   days on market $715,000 Active 6 DOM
6. 2026-06-16
   days on market $715,000 Active 5 DOM
7. 2026-06-15
   remarks 675-char remark
8. 2026-06-15
   statusdays on market $715,000 Active 4 DOM
9. 2026-06-13
   remarks 671-char remark
10. 2026-06-13
    listed $715,000 New 2 DOM

ⓘ 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: $5,566 · $464/mo
• Projected year-2 tax: $7,082 · $590/mo
• Expected delta: +$1,516/yr (+$126/mo · 27.2%)

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

Taxation est. · year 1

• Rental income: $53,525
• − Mortgage interest: −$39,155
• − Property taxes: −$5,566
• − Insurance: −$3,495
• − Repairs & maintenance: −$4,282
• − Management: −$4,282
• − HOA: −$4,056
• − Depreciation: −$20,335
• Taxable loss: −$27,645
• Est. tax savings @ 24.0%: +$6,635
• After-tax cash flow: $-8,185/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

+1488.9% since first listed

2 events — show timeline

• 2026-06-11 Listed $715,000 MLS PIN
• 1984-11-26 Sold (Public Records) $45,000 Public Records

Property tax history

+3.5%/yr

Latest (2023): $5,566 · +0.8% YoY. Source: county tax records.