Score
0Brookline, MA
19 Garrison Rd #2
950K
2 beds
1 baths
1,122 sqft
2 bd • 1 ba • 1,122 sf
This analysis was generated on 2/5/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$950,000
Price/Sq.Ft
$847
Year Built
1891
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Prime Location: The property is located in the heart of Washington Square, offering convenient access to the T, restaurants, shops, and parks. This A++ location is a major selling point.
• Recent Renovation: The condo was renovated in 2021, including a gut renovation of the kitchen and bath, new plumbing and electrical systems, and the installation of Anderson windows. This reduces the likelihood of immediate maintenance issues.
• In-Unit Laundry and Parking: The presence of in-unit laundry and parking are highly desirable amenities in Brookline, adding convenience and value.
• Included Utilities: The HOA fee covers heat, water, sewer, insurance, snow removal, and trash, simplifying budgeting and reducing monthly expenses. Based on market data for similar units, the included heat alone could save approximately $150-$250 per month during the winter months.
• Strong School District: The property is located near highly-rated public schools, including John D Runkle School (9/10 rating) and Brookline High School (8/10 rating), making it attractive to families with children.
• Ample Storage: The property offers generous closet space and additional basement storage, a significant advantage in a condo setting.
The Bad
• High Price per Square Foot: At $846.70 per square foot, the property is more expensive than the Brookline average for condos, which is around $750-$800 per square foot. This premium may not be justified for all buyers.
• Single Bathroom: The presence of only one bathroom in a two-bedroom unit may be inconvenient, particularly for households with multiple occupants.
• Older Building: Built in 1891, the building is subject to the typical issues of older construction, such as outdated plumbing, electrical systems, and potential for higher maintenance costs. Even with renovations, inherent risks remain.
• Reliance on Electric Baseboard and Steam Heat: These heating systems can be less efficient and more costly than modern forced-air systems, potentially leading to higher utility bills.
The Ugly
• High Property Tax: Brookline has relatively high property taxes, which will add significantly to the monthly housing costs. Obtain the exact tax amount from the town assessor's office.
• Potential for Special Assessments: Due to the age of the building (built in 1891), there is a risk of future special assessments for major repairs or upgrades. Investigate the building's reserve fund and recent maintenance history.
• History of Price Fluctuations: The property's listing history shows significant price increases and removals, suggesting potential issues with valuation or market appeal. The 35.7% price increase since 2021 may be overly optimistic.
• Moderate Air Quality Risk: The air quality risk is moderate (3/10), with an average of 3 bad air days per year. This may be a concern for individuals with respiratory sensitivities. Consider air purification systems.
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
• Individuals seeking a renovated condo in a vibrant, walkable neighborhood: The property's location in Washington Square, with its proximity to the T, restaurants, shops, and parks, appeals to those who value convenience and an active lifestyle.
• Buyers who appreciate classic architectural details combined with modern updates: The condo's blend of original features (fireplace, crown moldings, high ceilings) and recent renovations (kitchen, bath, in-unit laundry) provides a balance of character and contemporary amenities.
• Those who prioritize storage space in a condo setting: The property offers generous closet space and additional basement storage, which is a significant advantage in a condo setting.
• Buyers who value included utilities: The HOA covers heat, water, sewer, insurance, snow removal, and trash, simplifying budgeting and reducing monthly expenses.
Not For
• Buyers seeking a large living space: At 1,122 square feet, this condo may not be suitable for those who require more spacious accommodations. Consider that the average size of a 2-bedroom condo in Brookline is 1,200-1,400 sqft.
• Individuals on a tight budget: The price of $950,000 and estimated insurance cost of $3,420 per year, in addition to property taxes, may be financially challenging for some buyers. A detailed budget is necessary.
• Those who prefer a newer construction: Built in 1891, this property may have features or systems that are not up to par with modern construction, despite the 2021 renovation.
• Buyers requiring multiple bathrooms: The property has only one bathroom, which may not be sufficient for some households.
Demographics
Area Median Income
$126,832
Property History
Price History
Ownership Timeline
$530,000Financed
Jan 1, 1970Kevin M BaskinJohn E Meyers
Deed
Standard Sale (Purchase/Resales)
$470,000Financed
Jan 1, 1970J Gilbert Starkey, Roberta T StarkeyKevin M Baskin
Deed
Standard Sale (Purchase/Resales)
$305,000Financed
Jan 1, 1970John H MossJ Gilbert Starkey, Roberta T Starkey
Deed
Standard Sale (Purchase/Resales)
Property Taxes
$7,394
2024 Tax Assessment
4.8%from previous year
Assessed Value$756,800
Tax Rate0.98%
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Elementary
9.0/10
ExcellentHigh
8.0/10
ExcellentFinancials
Monthly Costs
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$950,000
Price/sqft
$847
Layout
2 bd•1 ba
Days on market
28 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$824,667
15.2%
Your price is 15.2% above average
Median Price
$870,000
9.2%
Based on 6 recent sales
Price per Sq.Ft
$759
11.6%
Your price is 11.6% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 1500 Beacon St #3, Brookline, MA 02445 | $870,000 | 1,163 | 2 | 1 | $74811.6% | 1/7/2025 |
| 417 Washington St #6, Brookline, MA 02446 | $805,000 | 1,215 | 2 | 1 | $66321.7% | 10/31/2024 |
| 1236 Beacon #1, Brookline, MA 02446 | $899,000 | 1,095 | 2 | 1 | $8213.0% | 10/2/2024 |
| 45 Longwood Ave #301, Brookline, MA 02446 | $685,000 | 924 | 1 | 1 | $74112.4% | 11/7/2024 |
| 118 Saint Paul Street #4, Brookline, MA 02445 | $885,000 | 1,208 | 2 | 1 | $73313.5% | 10/1/2024 |
| 58 Pleasant St #3, Brookline, MA 02446 | $804,000 | 948 | 2 | 1 | $8480.2% | 10/22/2024 |
1500 Beacon St #3, Brookline, MA 02445
Price: $870,000
Sq.Ft: 1,163
Beds/Baths: 2/1
$/Sq.Ft:
$74811.6%
Sale Date: 1/7/2025
417 Washington St #6, Brookline, MA 02446
Price: $805,000
Sq.Ft: 1,215
Beds/Baths: 2/1
$/Sq.Ft:
$66321.7%
Sale Date: 10/31/2024
1236 Beacon #1, Brookline, MA 02446
Price: $899,000
Sq.Ft: 1,095
Beds/Baths: 2/1
$/Sq.Ft:
$8213.0%
Sale Date: 10/2/2024
45 Longwood Ave #301, Brookline, MA 02446
Price: $685,000
Sq.Ft: 924
Beds/Baths: 1/1
$/Sq.Ft:
$74112.4%
Sale Date: 11/7/2024
118 Saint Paul Street #4, Brookline, MA 02445
Price: $885,000
Sq.Ft: 1,208
Beds/Baths: 2/1
$/Sq.Ft:
$73313.5%
Sale Date: 10/1/2024
58 Pleasant St #3, Brookline, MA 02446
Price: $804,000
Sq.Ft: 948
Beds/Baths: 2/1
$/Sq.Ft:
$8480.2%
Sale Date: 10/22/2024
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