BROKER PRICE OPINION/MARKET ANALYSIS: Prepared for David and Sara Jones By Joe Wolvek

Transcription

1 BROKER PRICE OPINION/MARKET ANALYSIS: 41 Example Street #1 Prepared for David and Sara Jones By Joe Wolvek Dear David and Sara, Thank you for the opportunity to speak with you about pricing, and potentially marketing and selling your property. Property valuation and appraisal is a mixture of analysis and intuition. We sift through the numbers and apply as much objectivity as possible, leavened with experience and intuition. Individual buyers have different needs and wants, and fall in love (or not) with different aspects of a property, much of it emotional. And there are vastly differing levels of motivation among buyers. The analysis part was learned when I was doing bank appraisals some years ago. Basically, it consists of comparing roughly similar properties (or as close as we can get) that have sold relatively recently and making adjustments to come out with a number that reflects the possible value of your property. I ve used objective adjustments (although these values can be debated as well), as well as more subjective ones based on my experience and intuition. We also look to available and under agreement properties for reference. Included in this report are: Appraisal-style analysis and adjustment table. Sold and available properties that are broadly comparable to yours, including detail sheets of the more relevant properties. YOUR PROPERTY Like other properties, there are strengths and weaknesses with respect to the competition. The main appeal of your unit over the comparables in general is the spectacular parlor level with its high ceilings, fantastic woodwork and light, and top-shelf kitchen. You walk in and the angels sing. The half bath is very well-done and perfectly located. The fact that the property has 3 exposures is a great addition to value, giving you light and windows where most other units have none. The balcony is a nice addition, giving you grilling and seating area. The working fireplaces are a value enhancement as well. Of course, these are just the main attractions. The master suite on the lower level is a very good size, and leads out to a nice patio. While some of the comps have a bigger patio, there are many properties out there that have none. The master bath is very attractive with the new woodwork and vanity. The double shower and spa/jacuzzi is a plus, although some of the newer comps have more modern, sexier finishes (also applies to the 2 nd bath).

2 I think the weakness of the property in relation to some of the properties we will be competing with is the size of the second bedroom (and in retrospect, yes I think we should get some sort of closet/wardrobe in there if possible). And some folks will be looking for a third real bedroom,although the den/office does help. Which is all to say like all properties, that we just have to position this property correctly with respect to price and marketing. COMMENTS ON REPORT AND COMPARABLE PROPERTIES: As with all of these, please refer to the table as well as the listing detail sheets. The individual dollar adjustments are conservative, and once again, can certainly be debated. But in the end, I think they give a fairly accurate picture of valuation Union Park #1 This unit is located in a 2012 gut renovated building. It s a street and garden rather than a parlor and garden, so it doesn t have that spectacular top floor. Like all the others, it s in the middle of a row, so there are only 2 exposures. It is also slightly smaller, and it does not have parking. On the flip side, it has 3 large solid bedrooms rather than 2+, which many parents with a young child are looking for. It does have a large patio. The building was a 2012 renovation with new systems and very nice finishes, and it s in a fabulous location. By the way, I am adjusting the $ per square foot in this analysis at about $500 per. This is because the square footage is so similar that I think a little more or less square footage is not worth as much as the overall dollars per square foot much. This unit sold at asking after 13 days on the market. Listed at $1.795, it sold at asking. Using this as a model, my analysis of this property suggests a selling price for yours of about $1,828,250+/-. This was the lowest adjusted price of any of my comps Tremont Street #1 This building is located across from Stephi s, which is also a great location. It s a large floorplate building which was done over by David Goldman of New Boston Ventures in As a matter of fact, Sean Kennedy, who did your cabinetry, was the lead contractor on this. I actually sold the parlor and second floor unit, for what it s worth. This is also a street and garden, so you re missing that parlor (and the parlor is indeed spectacular in this building) like yours has. It s a very high stoop so the top floor, which has the bedrooms, does get decent light. Once again, it s the middle of a row, so only 2 exposures. Like the first comp it does have 3 good bedrooms, but only 2 baths. The kitchen is very contemporary although not as nice as yours. The baths are also nicely done and very contemporary. No parking, but it does have a very nice 800 sf tiered patio/garden. Asking $1,875,000 and sold at $1,931,000 after 6 days on market. My analysis of this property suggests a selling price for yours of $1,865, Rutland Square #1

3 This parlor/street/garden triplex is just a little smaller than yours at 1900 square feet. Very nice high ceilinged parlor level with very good detail (although not as spectacular as yours without the very nice woodwork and light from the additional exposure). Nicely finished kitchen, but not nearly as nice as yours. The flip side is that the parlor level kitchen opens onto a very unusual solarium, which opens onto a really big deck. Three and a half baths, which have nice, contemporary finishes. It has 3 bedrooms plus a large family room with wet bar, opening onto a large deck (although the sun is blocked by the deck so it s somewhat dark). Also 2 full parking spaces. Also, I thought the location on Rutland Square (not Street) was slightly superior. This unit was listed at $1,950,000 and sold at that price after 6 days on the market. My analysis suggests selling price for your unit of approximately $1,850, Rutland Street #1 This is a 1976 SF parlor and street unit, 2 beds, 2.5 baths (no den). The building and unit was renovated in The parlor is pretty spectacular with very high ceilings, lots of custom mahogany woodwork and detail (although, once again, no side exposure). Very nice kitchen, although not as nice as yours. The second bedroom is a pretty good size, with en-suite bath and has a walk-in closet. There is 2 spot tandem parking space but if you use the inner one, there is no outside space. This unit has not closed yet. The asking was $1,799,000. The listing agent tells me that it went above asking so I m assuming about $1,825,000. Based upon this unit, my analysis suggests a selling price for your unit of about $1,882, CURRENTLY AVAILABLE PROPERTIES In the course of showing, I ve been in 6 Columbus Square.(Click to see the listing. My website will probably want you to log in, but it s probably worth taking a look)1839 SF 3 big beds, 2 baths, parlor and garden duplex. On the market for$1,647,500 (originally $1,735,000) It s been on the market for 96 days. The top floor has the bedrooms and 2 nice contemporary baths, the downstairs is very open with a pretty nice kitchen, nothing spectacular, decent living area, nice patio. It has parking available for sale, but it s actually across Columbus, behind Giacomo s. I think that s been getting in the way. This is kind of a cautionary tale of pricing too high initially, because I m surprised it hasn t gone at its current price. Actually, I think anything that hasn t gone in 2 weeks at most, there s definitely a problem and it s probably price. I visited 123 W Newton Street (Tremont to Columbus) yesterday. REALLY nice parlor/street/garden Triplex. I think your parlor is superior, but having said that, this is no slouch. Great ceiling height, detail (no 3 rd exposure) SF on 3 floors. 3 good size beds plus family room, no outdoor space, direct access parking. Just on-market, priced at $2.1m (by the listing agent s own admission, overpriced. Probably should be 1.95ish). Keep an eye on this one. 216 W Springfield #1 (Tremont to Columbus). Parlor/street/garden triplex 3 beds plus family room, 1995 SF, 4 baths. On the plus side, very nice 2010 renovation, 2 full parking spaces, great bed/bath count and layout. $1,995,000. Very nice fnishes, contemp kitchen and baths. Was on the market a few years ago, back on now. Somehow the floorplate seems smaller than the previous one, so the parlor doesn t have that expansive feel, but a very practical place for young families

4 29 Upton St #4. 3 bed 2.5 bath, 1870 SF, parking penthouse duplex, roofdeck at $1,799,000. Although the demographics are changing in favor of lower units because of family needs (not to mention aging people like us), there is still a premium for the PH duplex. I expect this to be gone today or tomorrow. CONCLUSION If you were putting your home on the market today, my analysis tells me that it would sell for a probable range of $1.828m to $1.887m ish. Certainly not ruling out higher, but much less likely. Which does not rule out the possibility that that out-of-country cash buyer would put in a higher offer. Also, we don t really know what else will be on the market at that time Getting above asking price depends upon getting multiple offers. The question is, what is the best price to list at in order to get to that highest price? My M.O. in listing prices has been to list reasonably based on already sold comparable properties (rather than hanging it out at an overly high price and hoping someone will make an offer). The goal is to collect competitive bids bids at the end of a relatively short, predetermined marketing period. In this way, we create demand for your property, and a competitive situation for buyers. This gives you the best possible selling price and the most highly motivated buyer. The greatest number of highly motivated buyers are out there the first week that your property is on the market. After that, motivation diminishes as more people who are in the market have seen your property. Time is not your friend in this case. If your unit is really worth more to the market, we will get a higher price. If not, we won t My highest suggested listing price right now is $1,850,000. The limiting factor is that we don t have 3 beds. This is how to attract above listing, multiple offers. Bear in mind that you will more likely achieve that dream price by listing lower than by chasing the elusive dream price by listing higher. I believe that that is the price that will attract the largest number of buyers and the most competition for your property. I d also like to see it on the market next Tuesday or Wednesday. Best, Joe

5 Comparable Market Analysis/Broker's Price Opinion 41 Example Street #1 STATUS: SOLD UA 5/7/15 SOLD UA 3/15/15 SOLD UA 7/21/15 UNDER AGR UA 8/14/15 SUBJECT COMP 1 COMP 2 COMP 3 COMP 4 ADDRESS: SUBJECT 11.5 Union Park #1 588 Tremont St #1 32 Rutland Sq #1 65 Rutland St #1 Listing/Diff $1,795, At Asking $1,875,000 $56,000 $1,950,000 At asking $1,799,000 "above ask" Sales Price $1,795,000 $1,931,000 $1,950,000 $1,825,000 ADJUSTMENTS Square Feet $93, $23, $75, $37,000 $ per SF (pkg adjusted) $ $ $ $ Beds $75, $75, family rm -$100,000 2 $25,000 Baths $25, $50, Parking 1 full none $60,000 none $60,000 2 full -$60,000 2 Tandem -$45,000 Location exc superior -$89,750 Sl. Superior -$96,550 sl superior -$24,375 similar Floor Parlor & St St & garden $75,000 St & garden $75,000 Parlor triplex Parlor & St. Building cond. good 2012 renov -$75, renov -$75,000 similar 2010 renov -$75,000 Unit appeal exc similar similar similar Other corner middle-row $75,000 middle-row $75,000 middle-row $75,000 middle-row $75,000 A/C central central central central central Outdoor Space r. balc, patio lg patio -$10,000 lg. patio -$10,000 rear, patio -$15,000 none $40,000 Market adjustment none None None Listing date 4/23/2015 3/8/2015 7/15/2015 8/12/2015 Days on mkt Orig price $1,850,000 Same Same Same last reduction 5/1/2015 None None None NET ADJ. $53,250 -$45,050 -$99,375 $57,000 ADJUST. PRICE Approx Approx OF COMP: $1,848,250 $1,885,950 $1,850,625 $1,882,000

6 Remarks Joe Wolvek, Gibson Sotheby's International Realty MLS # Sold Condo Rowhouse 32 Rutland Square Unit 1 List Price: $1,950,000 Boston, MA : South End Sale Price: $1,950, Suffolk County Unit Placement: Street, Middle, Total Rooms: 10 Ground Unit Level: 2 Bedrooms: 3 Grade School: Bathrooms: 3f 1h Middle School: Master Bath: Yes High School: Fireplaces: 2 Outdoor Space Avail: Yes Private Handicap Access/Features:No Directions: Between Tremont and Columbus Sophisticated, modern, and meticulously renovated Parlor Tri plex on a beautiful South End Square. Dramatic Parlor detail with original marble mantel, restored crown molding & medallions, and mahogany pocket doors leading to a spacious light filled kitchen. The kitchen is equipped with custom wood cabinetry, stone counters, high end appliances and opens to an all season Solarium with double wide sliders to a large private deck. The bedroom level of this home has an over sized master suite with generous closet space, a fireplace, and a sumptuous bathroom. The guest bedroom is sizable and has an en suite bath. On the lower level, a large media/family room with wet bar, a home office/3rd bedroom, and a large modern tile bathroom. Direct access to a lovely landscaped private garden which leads to (2) full direct deeded parking spaces. Additional features include, wide plank hardwood flooring throughout, lots of storage, central air, laundry, and a separate private deeded storage room. Property Information Approx. Living Area: 1900 sq. ft. ($1,026.32/sq. ft.) Approx. Acres: 0.04 ( sq. ft.) Garage Spaces: 0 Deeded Living Area Includes: Heat Zones: 1 Forced Air, Gas Parking Spaces: 2 Off Street, Deeded Living Area Source: Other Cool Zones: 1 Central Air Levels in Unit: 3 Living Area Disclosures: All sqftgs are to be verified by the buyer please consult with listing agents Disclosures: Complex & Association Information Complex Name: Units in Complex: 4 Complete: Yes Units Owner Occupied: Source: Association: Yes Fee: $412 Monthly Assoc. Fee Inclds: Water, Sewer, Master Insurance Special Assessments: No Room Levels, Dimensions and Features Room Level Size Features Living Room: 3 22x12 Family Room: 1 22x14 Kitchen: 3 12x19 Master Bedroom: 2 13x16 Bedroom 2: 2 13x12 Bedroom 3: 1 14x7 Features Area Amenities: Public Transportation, Shopping, Park, Public School, T Station Appliances: Range, Dishwasher, Disposal, Microwave, Refrigerator, Freezer, Washer, Dryer, Refrigerator Wine Storage Association Pool: No Assoc. Security: Intercom Basement: No, Beach: No Construction: Brick Docs in Hand: Master Deed, Rules & Regs, Floor Plans Other Property Info Elevator: No Disclosure Declaration: No Exclusions: Green Certified: No Laundry Features: In Unit Lead Paint: Unknown UFFI: Warranty

7 Electric Features: 200 Amps Energy Features: Insulated Windows, Storm Windows, Storm Doors Exterior: Brick Exterior Features: Deck, Garden Area Flooring: Wood Hot Water: Electric Insulation Features: Full Interior Features: Security System, Cable Available, Intercom, French Doors, Wired for Surround Sound Management: Owner Association Pets Allowed: Yes Roof Material: Rubber Sewer Utilities: City/Town Sewer Water Utilities: City/Town Water Utility Connections: for Gas Range, for Electric Dryer Waterfront: No Water View: No, Features: Year Built/Converted: 1865/ Year Built Source: Public Record Year Built Desc: Approximate Year Round: Yes Short Sale w/lndr.app.req: No Lender Owned: No Tax Information Pin #: W:04 P:02705 S:002 Assessed: $1,101,300 Tax: $13337 Tax Year: 2015 Book: Page: 147 Cert: Zoning Code: Map: Block: Lot: Market Information Listing Date: 7/15/2015 Listing Market Time: MLS# has been on for 21 day(s) Days on Market: Property has been on the market for a total of 21 day(s) Expiration Date: Original Price: $1,950,000 Off Market Date: 8/5/2015 Sale Date: 8/26/2015 Sale Price: $1,950,000 Offer Date: 7/21/2015 Days to Offer: 6 Office Market Time: Office has listed this property for 21 day(s) Cash Paid for Upgrades: Seller Concessions at Closing: Financing: Conv. Fixed Market History for 32 Rutland Square U:1, Boston, MA : South End MLS # Date DOM DTO Price /15/2015 Listed for $1,950,000 $1,950,000 CTG 7/21/2015 Status Changed to: Contingent UAG 8/5/2015 Status Changed to: Under Agreement SLD 8/26/2015 Status Changed to: Sold 8/26/2015 Sold for $1,950, $1,950,000 Market History for Office Id: BB $1,950,000 Market History for this property 21 6 $1,950,000

8

9

10 The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2015 MLS Property Information Network, Inc.

11 Remarks Joe Wolvek, Gibson Sotheby's International Realty MLS # Sold Condo Rowhouse 588 Tremont St. Unit 1 List Price: $1,875,000 Boston, MA : South End Sale Price: $1,931,000 Suffolk County Unit Placement: Street, Garden Total Rooms: 6 Unit Level: 1 Bedrooms: 3 Grade School: Bathrooms: 2f 1h Middle School: Master Bath: Yes High School: Fireplaces: 1 Outdoor Space Avail: Handicap Access/Features: Directions: Tremont between Upton and Union Park Spectacular 2012 construction by noted South End developer in A+ location, nestled between Union Park & Upton Street. 3 bedroom, 2.5 bathroom street/garden duplex in extra wide building with almost 2100 sq ft featuring two private entrances. South facing spacious living room with gas FP featuring French doors opening to a professionally landscaped, two tiered, 800+ sq ft private garden. Large dining space flows into jaw dropping kitchen with oversized island, sleek counters, and Thermador appliance suite. Additionally, the garden level offers a powder room, full size laundry, large storage closet, and excellent ceiling height. Upstairs, find a street level private entrance, spacious master suite with walk in closet and Juliette balcony, and designer bathroom with double sinks and large shower. Two additional bedrooms and one full bathroom complete the bedroom level. One year pre paid rental parking. NO open houses, only private showings. Offers, if any, are due by 5pm on Fri March 13. Property Information Approx. Living Area: 2097 sq. ft. ($920.84/sq. ft.) Approx. Acres: Garage Spaces: 0 Living Area Includes: Heat Zones: Forced Air Parking Spaces: 1 Rented Living Area Source: Field Card Cool Zones: Central Air Levels in Unit: 2 Living Area Disclosures: Disclosures: Rental parking pre paid for one year, outdoor space in alley behind unit. Taxes shown WITHOUT residential exemption Complex & Association Information Complex Name: Association: Yes Fee: $ Monthly Assoc. Fee Inclds: Water, Sewer, Master Insurance Special Assessments: Room Levels, Dimensions and Features Room Level Size Features Features Basement: No, Beach: No Pets Allowed: Yes Sewer Utilities: City/Town Sewer Water Utilities: City/Town Water Waterfront: No Other Property Info Units in Complex: 3 Complete: Units Owner Occupied: 3 Source: Owners Disclosure Declaration: No Exclusions: All built ins, including lower level desk, and wardrobes in bedrooms do not remain with property. Lead Paint: Unknown UFFI: Warranty Features: Year Built/Converted: 1899/2012 Year Built Source: Public Record Year Built Desc: Approximate Year Round: Short Sale w/lndr.app.req: No Lender Owned: No Tax Information Pin #: Assessed: $1,326,700 Tax: $16066 Tax Year: 2015 Book: 0 Page: 0 Cert:

12 Firm Remarks Zoning Code: RES Map: Block: Lot: Offers, if any, are due by 5pm on Friday March 13, NO open houses, only private showings. Market Information Listing Date: 3/8/2015 Listing Market Time: MLS# has been on for 26 day(s) Days on Market: Property has been on the market for a total of 30 day(s) Expiration Date: Original Price: $1,875,000 Off Market Date: 4/3/2015 Sale Date: 4/30/2015 Sale Price: $1,931,000 Offer Date: 3/14/2015 Days to Offer: 6 Office Market Time: Office has listed this property for 30 day(s) Cash Paid for Upgrades: Seller Concessions at Closing: Financing: Conv. Fixed Market History for 588 Tremont St. U:1, Boston, MA : South End MLS # Date DOM DTO Price /4/2015 Listed for $1,765,000 $1,765,000 3/8/2015 Price Changed to: $1,875,000 $1,875,000 CAN 3/8/2015 Status Changed to: Canceled /8/2015 Listed for $1,875,000 $1,875,000 CTG 3/15/2015 Status Changed to: Contingent UAG 4/3/2015 Status Changed to: Under Agreement SLD 5/1/2015 Status Changed to: Sold 4/30/2015 Sold for $1,931, $1,931,000 Market History for Office Id: AN $1,931,000 Market History for this property 30 6 $1,931,000

13

14

15

16

17 The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2015 MLS Property Information Network, Inc.

18 Remarks Joe Wolvek, Gibson Sotheby's International Realty MLS # Sold Condo Rowhouse 32 Rutland Square Unit 1 List Price: $1,950,000 Boston, MA : South End Sale Price: $1,950, Suffolk County Unit Placement: Street, Middle, Total Rooms: 10 Ground Unit Level: 2 Bedrooms: 3 Grade School: Bathrooms: 3f 1h Middle School: Master Bath: Yes High School: Fireplaces: 2 Outdoor Space Avail: Yes Private Handicap Access/Features:No Directions: Between Tremont and Columbus Sophisticated, modern, and meticulously renovated Parlor Tri plex on a beautiful South End Square. Dramatic Parlor detail with original marble mantel, restored crown molding & medallions, and mahogany pocket doors leading to a spacious light filled kitchen. The kitchen is equipped with custom wood cabinetry, stone counters, high end appliances and opens to an all season Solarium with double wide sliders to a large private deck. The bedroom level of this home has an over sized master suite with generous closet space, a fireplace, and a sumptuous bathroom. The guest bedroom is sizable and has an en suite bath. On the lower level, a large media/family room with wet bar, a home office/3rd bedroom, and a large modern tile bathroom. Direct access to a lovely landscaped private garden which leads to (2) full direct deeded parking spaces. Additional features include, wide plank hardwood flooring throughout, lots of storage, central air, laundry, and a separate private deeded storage room. Property Information Approx. Living Area: 1900 sq. ft. ($1,026.32/sq. ft.) Approx. Acres: 0.04 ( sq. ft.) Garage Spaces: 0 Deeded Living Area Includes: Heat Zones: 1 Forced Air, Gas Parking Spaces: 2 Off Street, Deeded Living Area Source: Other Cool Zones: 1 Central Air Levels in Unit: 3 Living Area Disclosures: All sqftgs are to be verified by the buyer please consult with listing agents Disclosures: Complex & Association Information Complex Name: Units in Complex: 4 Complete: Yes Units Owner Occupied: Source: Association: Yes Fee: $412 Monthly Assoc. Fee Inclds: Water, Sewer, Master Insurance Special Assessments: No Room Levels, Dimensions and Features Room Level Size Features Living Room: 3 22x12 Family Room: 1 22x14 Kitchen: 3 12x19 Master Bedroom: 2 13x16 Bedroom 2: 2 13x12 Bedroom 3: 1 14x7 Features Area Amenities: Public Transportation, Shopping, Park, Public School, T Station Appliances: Range, Dishwasher, Disposal, Microwave, Refrigerator, Freezer, Washer, Dryer, Refrigerator Wine Storage Association Pool: No Assoc. Security: Intercom Basement: No, Beach: No Construction: Brick Docs in Hand: Master Deed, Rules & Regs, Floor Plans Other Property Info Elevator: No Disclosure Declaration: No Exclusions: Green Certified: No Laundry Features: In Unit Lead Paint: Unknown UFFI: Warranty

19 Electric Features: 200 Amps Energy Features: Insulated Windows, Storm Windows, Storm Doors Exterior: Brick Exterior Features: Deck, Garden Area Flooring: Wood Hot Water: Electric Insulation Features: Full Interior Features: Security System, Cable Available, Intercom, French Doors, Wired for Surround Sound Management: Owner Association Pets Allowed: Yes Roof Material: Rubber Sewer Utilities: City/Town Sewer Water Utilities: City/Town Water Utility Connections: for Gas Range, for Electric Dryer Waterfront: No Water View: No, Features: Year Built/Converted: 1865/ Year Built Source: Public Record Year Built Desc: Approximate Year Round: Yes Short Sale w/lndr.app.req: No Lender Owned: No Tax Information Pin #: W:04 P:02705 S:002 Assessed: $1,101,300 Tax: $13337 Tax Year: 2015 Book: Page: 147 Cert: Zoning Code: Map: Block: Lot: Market Information Listing Date: 7/15/2015 Listing Market Time: MLS# has been on for 21 day(s) Days on Market: Property has been on the market for a total of 21 day(s) Expiration Date: Original Price: $1,950,000 Off Market Date: 8/5/2015 Sale Date: 8/26/2015 Sale Price: $1,950,000 Offer Date: 7/21/2015 Days to Offer: 6 Office Market Time: Office has listed this property for 21 day(s) Cash Paid for Upgrades: Seller Concessions at Closing: Financing: Conv. Fixed Market History for 32 Rutland Square U:1, Boston, MA : South End MLS # Date DOM DTO Price /15/2015 Listed for $1,950,000 $1,950,000 CTG 7/21/2015 Status Changed to: Contingent UAG 8/5/2015 Status Changed to: Under Agreement SLD 8/26/2015 Status Changed to: Sold 8/26/2015 Sold for $1,950, $1,950,000 Market History for Office Id: BB $1,950,000 Market History for this property 21 6 $1,950,000

20

21

22 The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2015 MLS Property Information Network, Inc.

23 Remarks Joe Wolvek, Gibson Sotheby's International Realty MLS # Contingent Financing Condo Rowhouse 65 Rutland St Unit 1 List Price: $1,799,000 Boston, MA : South End Suffolk County Unit Placement: Total Rooms: 5 Unit Level: 1 Bedrooms: 2 Grade School: Bathrooms: 2f 1h Middle School: Master Bath: Yes High School: Fireplaces: 1 Outdoor Space Avail: Yes Private Handicap Access/Features: Directions: Tremont Street to Rutland Dramatic parlor duplex boasts almost 2000 square feet of living space and is dripping in period detail. A tothe studs renovation was completed in 2010 and the home showcases gorgeous traditional finishes with modern conveniences. Kitchen boasts a multitude of designer cherry cabinets, top of the line appliances, a generous island with additional family room style seating and a wall of custom built ins with desk. Triple parlor living area is open and allows for multiple layout possibilities. Hand crafted mahogany built in bookcases line the parlor wall and are both beautiful and functional with abundant storage. Bedroom level features an oversized master with soaring ceilings, two walk in closets and spa like bath. Roomy second bedroom is outfitted with more custom built ins, en suite bath with whirlpool tub and walk in closet. This fully owner occupied brownstone resides on one of the South End's more desirable streets. Central air and direct access parking complete the package. Property Information Approx. Living Area: 1976 sq. ft. ($910.43/sq. ft.) Approx. Acres: 0.05 (1976 sq. ft.) Garage Spaces: 0 Living Area Includes: Heat Zones: Forced Air Parking Spaces: 2 Tandem Living Area Source: Master Deed Cool Zones: Central Air Levels in Unit: 2 Living Area Disclosures: Disclosures: The paved garden area may be used as a 2nd parking space, as it is currently, if so desired. Complex & Association Information Complex Name: Units in Complex: 3 Complete: Units Owner Occupied: 3 Source: Association: Yes Fee: $ Assoc. Fee Inclds: Electric, Water, Sewer, Master Insurance, Exterior Maintenance, Landscaping, Snow Removal Special Assessments: No Room Levels, Dimensions and Features Room Level Size Features Living Room: 1 36x14 Bathroom Half, Fireplace, Closet, Closet/Cabinets Custom Built, Flooring Hardwood, Open Floor Plan Family Room: 1 15x10 Closet/Cabinets Custom Built, Flooring Hardwood, Balcony / Deck, Exterior Access, Open Floor Plan Kitchen: 1 15x9 Flooring Stone/Ceramic Tile, Window(s) Stained Glass, Countertops Stone/Granite/Solid, Kitchen Island, Cabinets Upgraded, Gas Stove Master Bedroom: B 28x13 Bathroom Full, Bathroom Double Vanity/Sink, Closet Walk in, Closet/Cabinets Custom Built, Flooring Wall to Wall Carpet Bedroom 2: B 15x13 Bathroom Full, Closet Walk in, Closet/Cabinets Custom Built, Flooring Wall to Wall Carpet Bath 1: 1 Bathroom Half Bath 2: B Bathroom Double Vanity/Sink, Bathroom Tiled With Shower Stall, Flooring Stone/Ceramic Tile Bath 3: B Bathroom Full, Bathroom Tiled With Tub & Shower Laundry: B Features Area Amenities: Public Transportation, Shopping, Park, Medical Facility, Highway Access, House of Worship, T Station Other Property Info Elevator: No Disclosure Declaration: No

24 Appliances: Wall Oven, Dishwasher, Microwave, Countertop Range, Refrigerator, Washer, Dryer, Vent Hood Basement: Yes, Beach: No Exterior: Brick Interior Features: Security System, Cable Available, Intercom Management: Professional Off Site Pets Allowed: Yes Sewer Utilities: City/Town Sewer Water Utilities: City/Town Water Waterfront: No Water View: No, Firm Remarks Exclusions: Living room chandelier, dining room chandelier, pendants above master bedroom vanity Laundry Features: In Unit Lead Paint: Unknown UFFI: Warranty Features: Year Built/Converted: 1899/ Year Built Source: Public Record Year Built Desc: Renovated Since Year Round: Short Sale w/lndr.app.req: No Lender Owned: No Tax Information Pin #: W:09 P:00458 S:002 Assessed: $1,300,000 Tax: $15743 Tax Year: 2015 Book: Page: 295 Cert: Zoning Code: res Map: Block: Lot: No public open houses. Private showings only. Please contact Elizabeth via or phone to show. Showings will begin at Broker Tour on Thursday Market Information Listing Date: 8/12/2015 Listing Market Time: MLS# has been on for 30 day(s) Days on Market: Property has been on the market for a total of 30 day(s) Expiration Date: Original Price: $1,799,000 Off Market Date: Sale Date: Offer Date: 8/14/2015 Days to Offer: 2 Office Market Time: Office has listed this property for 30 day(s) Cash Paid for Upgrades: Seller Concessions at Closing: Market History for 65 Rutland St U:1, Boston, MA : South End MLS # Date DOM DTO Price /12/2015 Listed for $1,799,000 $1,799,000 CTG 8/14/2015 Status Changed to: Contingent 30 2 Market History for Office Id: M Market History for this property 30 2

25

26

27 The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2015 MLS Property Information Network, Inc.