Score
0Brighton, MA
45-47 Murdock St
5.2M
20 beds
15 baths
10,456 sqft
20 bd • 15 ba • 10,456 sf
This analysis was generated on 1/25/2025. 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
$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
Property History
Price History
Ownership Timeline
$3,400,000Cash Purchase
Jan 1, 1970Paf T, Peter A FloriBsm Murdock Llc
Quit Claim Deed
Non-Residential Arm's Length Transactions
$660,000Cash Purchase
Jan 1, 1970Greenwood Street Rt, Ann C MohanPaf Rt, Peter A Flori
Quit Claim Deed
Non-Residential Arm's Length Transactions
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Elementary
3.0/10
Below AverageMiddle
1.0/10
Below AverageFinancials
Monthly Costs
Market Rent (20 bed)
Get a detailed estimate on Zillow$2,450
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