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19 Garrison Rd #2
Brookline, MA

19 Garrison Rd #2

$950,000
2 bd • 1 ba • 1,122 sf

This analysis was generated by artificial intelligence on 2/5/2025. 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

$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 • Older Building: Built in 1891, the building is subject to the typical issues of older construction, such as outdated plumbing, electrical systems, and potential for higher maintenance costs.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

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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

• Older Building Risks: Built in 1891, the building may have underlying structural or system issues despite the 2021 renovation. A thorough inspection is crucial to identify potential problems. • High Price per Square Foot: At $846.70 per square foot, the property is priced at the higher end of the Brookline condo market. This could limit appreciation potential. • Limited Outdoor Space: While there is a garden, the description does not specify if it is private or shared. Limited private outdoor space may be a drawback for some buyers. • Climate Risk: The property faces major heat and wind risks, which could lead to increased insurance costs and potential property damage. Wind insurance is deemed critical. • Future Assessment: The age of the building raises the potential for future special assessments for major repairs or upgrades.
Insurance
Annual Cost

$3,420

$285 per month

Financials

Monthly Costs
Market Rent (2 bed)

$3,710

HOA Fee

$464

Price History

Property Taxes

$7,394
2024 Tax Assessment
4.8%from previous year
Assessed Value$756,800
Tax Rate0.98%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$824,667

-13.2% below list price

Median Price

$870,000

Based on 6 recent sales

Price per Sq.Ft

$759

Comparable Properties

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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