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45-47 Murdock St
Brighton, MA

45-47 Murdock St

$5,200,000
20 bd • 15 ba • 10,456 sf

This analysis was generated by artificial intelligence on 1/25/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

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AI Property Analysis

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List Price

$5,200,000

Price/Sq.Ft

$497

Year Built

2014

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

The Murdock is an exceptional investment property, built in 2014 and consisting of five fully leased luxury townhomes. At $497.32/sqft, it's competitively priced compared to the average of $529/sqft in Brighton. The property offers 10,456 sqft of living space, significantly larger than the typical multi-family properties in the area. Each townhome features approximately 2,100 sqft, which is 40% larger than the average apartment size in Brighton. The 14 surface parking spaces add substantial value, addressing a critical need in an area where parking is often challenging. The property's location is prime, being steps away from Brighton Center, St. Elizabeth's Hospital, and Boston Landing, which enhances its appeal to renters. The flood risk score of 1/10 is exceptionally low, significantly better than many properties in the Boston area. Current rental rates for similar 4-bedroom units in Brighton average $4,290/month, suggesting a potential gross annual rental income of $257,400 for all five units.

The Bad

The property has been on the market for 141 days, which is significantly longer than the average DOM for multi-family properties in Brighton (typically 30-60 days). This extended market time might indicate that the property is overpriced or that there are concerns not immediately apparent. The estimated insurance cost of $18,720/year is relatively high, likely due to the property's size and value. The heat risk score of 6/10 and wind risk score of 6/10 are concerning and may lead to increased cooling costs and potential storm damage risks. The nearby Brighton High School has a low rating of 1/10, which could be a deterrent for families with school-age children.

The Ugly

The total monthly ownership costs are substantial. Assuming a 20% down payment and a 30-year mortgage at 4% interest, the monthly mortgage payment alone would be approximately $19,800. Adding property taxes (estimated at 1.21% of the property value annually), insurance, and maintenance costs, the total monthly expenses could exceed $30,000. This high cost of ownership requires significant rental income to break even. The wind risk score of 6/10 is classified as "MAJOR" with insurance noted as "CRITICAL," which could lead to higher insurance premiums and potential difficulties in obtaining comprehensive coverage. The heat risk score of 6/10, with 7 hot days per year and a 98th percentile temperature of 96°F, suggests a need for robust cooling systems, potentially increasing utility costs and necessitating future HVAC upgrades.

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

This property is best suited for experienced real estate investors with significant capital and a long-term investment horizon. It's ideal for investors looking to capitalize on Brighton's strong rental market, particularly those targeting young professionals or medical staff due to the proximity to St. Elizabeth's Hospital. The property would appeal to investors who value newer construction (built in 2014) and are willing to manage a larger, multi-unit property. With a potential gross annual rental income of $257,400 (based on current market rates), it could provide a steady cash flow for investors who can manage the high ownership costs.

Not For

This property is not suitable for first-time investors or those with limited capital, given the high purchase price and ongoing costs. It's not ideal for owner-occupants looking for a single-family home or a small multi-family for house hacking. The property wouldn't suit investors seeking a turnkey, low-maintenance investment, as managing five luxury townhomes requires significant time and resources. It's also not appropriate for investors focused on short-term rentals or frequent property flipping, as the property's value lies in its long-term rental potential and appreciation.
Demographics
Area Median Income

$85,792

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Risk Assessment

Climate Risks

heatMAJOR

7 extreme heat days per year

98th percentile: 96°F

windMAJOR

Insurance: Required

airMODERATE

3 bad air quality days per year

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

Risk Analysis

The wind risk score of 6/10 (MAJOR) with critical insurance implications poses a significant risk, potentially leading to higher insurance premiums and possible damage from storms. The heat risk score of 6/10 suggests increasing cooling costs and potential need for HVAC upgrades. The property's high value and rental income potential could make it a target for increased property taxes in the future. The extended time on market (141 days) may indicate potential issues with the property or its pricing, which could affect future resale value. The low rating of nearby Brighton High School (1/10) could impact the property's appeal to families, potentially limiting the tenant pool. The air quality risk of 3/10, while moderate, could become a more significant issue in the future as climate concerns grow.
Insurance
Annual Cost

$18,720

$1,560 per month

Financials

Monthly Costs

Price History

Location & Comparables

Subject Property
Comparable Sales
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Frequently Asked Questions

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