295-297 Beacon 74 - MP & OOV (03.23.22)

Marketing Proposal and Opinion of Value Prepared for David Harrington & Kathy Krynski By David W. Murdock & Jacob Eddy

Boston Real Estate Group | COMPASS

295-297 Beacon Street | Unit 74

Dear David & Kathy,

Wednesday, March 23rd, 2022

On behalf of Compass Realty, we sincerely thank you for considering our services in the marketing and sale of your Back Bay home, 'Unit 74', at 295-297 Beacon Street. Per your request, we have enclosed a detailed assessment of our opinion of your property's current value, along with an in-depth look at our marketing plan proposal from 'listed- to-close'. We are thrilled for this opportunity and greatly look forward to the journey. Based on the enclosed comparable listings and recent sales, along with our vast knowledge of and decades of experience in the local real estate market, we advise a list price within the range of $1,043,280 - $1,100,000. We are confident this accurately reflects the true value of your home and will stimulate tremendous interest from Buyers desiring to live, own, and invest in such a coveted location. Prior to marketing the home publicly or privately, and with the idea that the more pre-listing improvements you make, the higher up in the range we can push the pricing, we recommend the home is prepped for sale by tasks such as: 1) Removing personal items, furniture, wall art, window drapes, 2) Upgrade both ceiling light fixtures in main hall, 3) repair damaged areas to ceilings, 4) Prof. clean windows/cabinets/closets/floors, etc 5) Prof. paint walls & ceilings, 7) Some caulking in bathroom, 6) Prof. staged thru-out. Our team will manage these efforts while you are no longer in Boston, and we have trusted vendor referrals. Once these efforts are near complete, together we will narrow down 'price' . Our goal will not only be to properly market your home to ensure its greatest and most profitable sale, but to be instrumental in securing its next proud owner; one who will continue to care as deeply for it as you have done these past seven years. Now, more than ever, it is important one hires the top real estate brokerage, and team, with a proven ability to close complex deals in our marketplace. Our top producing track record here at Compass is an undeniable testament that the brand and team approach is uniquely crafted to satisfy the needs of all our clients.

Boston Real Estate Group | COMPASS

Representing Your Home

every facet of your sale How we'll seamlessly manage

Representing Your Home

Marketing Your Property

Your Marketing Timeline Working with our in-house marketing and advertising agency, I will target the right audience across the most effective channels — all to elevate the style and story of your home.

Coming Soon

Staging

Imagery

Floorplan

Coming Soon sign Digital ads Email outreach Direct mail campaign

Appliance upgrades Furnishings Virtual staging

Daytime photography Twilight photography

Traditional floorplan Virtual walkthrough

Aerial footage Lifestyle video

Listing Launch

Signage

Email Campaign

Print Campaign

Compass.com MLS Syndication

Townhouse sign Window decal Open house sign

Property announcement Open house invitations Company email inclusions

Postcards Brochures Advertising Public relations

Digital Campaign

Events

Paid social media promotion Feature on Compass channels Advertising

Brokers' open house Open House Special events

Representing Your Home | Marketing Your Property

Pre-Marketing Your Home Drive buyer interest and buzz with Compass Coming Soon, which affords prospective buyers a glimpse of your home before it officially comes on the market.

Early to list means early to sell

Get twice the exposure

Get feedback, fast

Listing your property first on Compass Coming Soon can build anticipation among potential buyers, drive up its value, and shorten the sales timeline.

Coming Soon creates two separate opportunities

Testing the market with Coming Soon helps your listing to perform even better, once it opens to the public. You’ll gain invaluable insights on pricing, photos, and positioning.

to launch your property: First on Compass.com, and then later when the listing goes live on the MLS and aggregate sites.

Compass is a licensed real estate broker. All material herein is for informational purposes only, was compiled from sources deemed reliable but is subject to errors and omissions. Compass makes no representation or guarantee that Coming Soons are available in your region, or that its use will result in the benefits described herein. This is not intended to solicit property already listed. Equal Housing Opportunity.

Representing Your Home | Marketing Your Property

Photography Proponents of powerful imagery, Compass invests in visuals editors, creative producers, and the industry's most respected photographers to capture your home's finest selling points.

Our photographers' work has appeared in such publications as:

Representing Your Home | Marketing Your Property

Print Materials Every single Compass marketing piece — from multipage brochures to custom mailers to open house handouts — creates a cohesive story around your property and elevates. it to luxury status.

Formats

Postcards

Notecards

Bi-folds

Mailing Brochures

Tri-folds

Gate-folds

Representing Your Home | Marketing Your Property

Email Marketing Communication plays a critical role in the swift and successful sale of your home. Compass pairs well-designed email design with data-driventargeting to ensure your listing arrives in precisely the right hands.

On the Market

Eye-catching design

Our crisp, clean aesthetic beautifully frames your images and listing details.

Intelligent targeting

A variety of layouts lends itself to both consumer-facing and broker-facing messaging.

22 Liberty Drive, Unit 8M

2 Bed | 2.5 Bath | $3,899,000

Residence 8M offers up the quintessential view, allowing breathtaking views of Boston’s waterfront to take center stage. With a 24ft wide terrace, this stunning home is custom-finished down to the last inch w/ meticulously crafted cabinetry

Mobile optimization

With so many buyers viewing email on their phone, our scrolls are designed for both platforms.

Representing Your Home | Marketing Your Property

Social Media We engage brokers and buyers every day across five dynamic platforms. With this suite of promotional opportunities, your home will be spotlighted in a real-time, relatable, and quantifiable way.

7M+ Instagram impressions in 2018 2M+ Views on Compass YouTube channel 160K+ Our following across all social media platforms

Unmatched Resources

Strategic Audiences

Dynamic Storytelling

Supported by a dedicated, in-house social media team, We're able to stay on the leading edge of social media strategy.

We have access to an exclusive list of social media stars, putting your home in front of their influential followers.

With listing promotion accounting for 75% of our company's social content, we highlight our exclusives with a mix of interior images, press mentions, listing videos, and client features.

Representing Your Home | Marketing Your Property

Maximize the value of your home with Compass Concierge Compass Concierge is the hassle-free way to sell your home faster and for a higher price.

From staging to renovation, our exclusive Concierge program transforms your home with zero upfront costs and no interest. By investing in your home’s potential, we aim to provide a swifter, more profitable sale.

↓ AFTER / BEFORE ↑

Key services include:

Fresh paint Strategic staging Updated HVAC Updated plumbing Cosmetic renovations Decluttering Landscaping improvements

Custom closets Moving support Storage support Roofing repair Upgraded electric Structural fencing

Representing Your Home | Marketing Your Property

“Compass Concierge was a true gift. Suddenly I had the finances to get my home of 18 years ready to sell, with no upfront cost to me. It ought to be called the ‘Concierge stress relief program.’ It exceeded all my expectations of the home-selling process.”

Jo Ann, Seller | San Francisco Bay Area

$200k above list price

4 days on the market

↑ BEFORE / AFTER ↓

How it Works 01 We will work together to decide which home improvement services can increase your home’s value the most and set an estimated budget for the work. 03 Once the transformation is complete, your home will go on the market.

02 Once approved, I will be by your side as you engage vendors and commission work.

04 You’ll begin repayment for the services rendered when your home sells, your listing agreement terminates, or 12 months pass from your Concierge date.

Learn more at compass.com/concierge (terms and conditions apply)

Representing Your Home | Marketing Your Property

National Advertising Our in-house media team has fostered relationships with key print and digital publications. Based on your buyer profile, we're able to craft an effective, targeted campaign strategy unique to your listing.

Representing Your Home | Marketing Your Property

Intelligent Digital Marketing We can promote your listing on platforms like Facebook and Instagram, using data and industry experience to showcase your property to the right people at the right time.

We find the most likely buyers for your property using exclusive data.

Precise targeting

We perform continuous testing to deliver the most successful ads.

Optimized performance

We track and measure the results of every campaign for continued optimization.

In-Depth Analytics

Why paid advertising matters

Reaches passive buyers Drives more private tour requests Brings more open house visitors Accelerates the transaction timeline Improves chances of competing offers Can drive a higher purchase price

Representing Your Home | Marketing Your Property

Sourcing Your Buyer

The next owner of your home could be searching for properties anywhere. That’s why we’ll pair predictive data with a multifaceted marketing plan — to ensure your listing is seen by each and every prospect.

Buyers who found their home online 51%

Buyers who found their home by working with a dedicated buyer's agent 30% Buyers who found their home via signage, networking, print ads, or other method 19%

Source: National Asssociation of Realtors, 2018

Representing Your Home | Marketing Your Property

Driving Trac to your Listing We attract prospective buyers to Compass.com, then leverage their site activity and saved preferences to position your listing in front of the right audience.

Your prospective buyer decides they're interested in purchasing a property.

They arrive on Compass.com via paid ads on Google or Facebook, social media, press coverage, or organically.

Once on the Compass site, they determine their search criteria, including price point, neighborhood, and desired layout

We track these browsing preferences and use them to form your listing's buyer profile.

We then deploy digital listing campaigns, targeting users based on these characteristics.

Representing Your Home | Marketing Your Property

Representing Your Home

Analyzing the Market

Assessing strategy Using our digital dashboard, I can remain fully accountable for the key metrics you need to know and deliver regular performance updates throughout the selling process.

Insights

The Insights dashboard grants me access to real-time data about your listing’s traffic, so I'm able to refine marketing and pricing strategy and discover new lead- generation opportunities.

Representing Your Home | Analyzing the Market

Monitoring the market Called the Pinterest of real estate, Collections allows us to track the local landscape for the duration of your sale in a centralized, visual space.

Collections

Together, we can keep a close eye on homes similar to yours, keeping tabs on the competition in order to make strategic decisions based on price and status updates.

Representing Your Home | Analyzing the Market

Pricing Your Property Intelligent pricing is among the most crucial determinants of a successful sale. By considering both timing and value, I’m able to strategically assess your home and price it for maximum impact.

80%

7 Days

The percentage of buyers who purchase their home at its fair market value

The period of time during which your home receives peak attention once it's been listed

The average percentage below market value that homes sell for after 24+ weeks on the market

Representing Your Home | Analyzing the Market

How we should price your property.. After analyzing your property in great detail, as well as those comparable properties currently listed and recently sold, it is our opinion your property will sell most successfully when listed within the range of $1,043,280 - $1,100,000.

Pricing Range (HIGH) $1,100,000 +/-

Real Estate Commission:

Should you retain our services for both a buy and sale scenario, we are open to discussing fee structure. In exchange for the foregoing services, Compass requests an exclusive 6MO contract for the marketing and sale of your home. Our standard commission on all real estate sale transactions is a 5% fee.

Pricing Range (LOW) $1,043,280 +/-

(AVG) 3 Pricing Methods $1,070,401 +/-

Representing Your Home | Analyzing the Market

295-297 Beacon St, Unit 74 Active 231 W Canton St, Unit 4

In Contract

B. C. D.

79 Dartmouth St, Unit 2 209 W Canton St, Unit 5 351 Marlborough St, Unit 4

Sold

290 Columbus Ave, Unit PH 236 W Canton St, Unit 5 75 Clarendon St, Unit 409 233 W Canton St, Unit 4 2 Clarendon St, Unit 410 295 Beacon St, Unit 54 17 Follen St, Unit 4 20 Isabella St, Unit 2

G. H.

K. L.

11 Isabella St, Unit 3

Compass is a licensed real estate broker and abides by Equal Housing Opportunity laws. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdraw without notice. No statement is made as to accuracy of any description. All measurements and square footages are approximate. Exact dimensions can be obtained by retaining the services of an architect or engineer. This is not intended to solicit property already listed.

Comparables Summary

Prepared for David & Kathy on 3/23/2022

Active

BATHS FULL / HALF SF

ORIGINAL LISTING PRICE

LAST ASKING PRICE

MONTHLY CHARGES LISTED CONTRACT SOLD DOM

ADDRESS

BED

LOT

CLOSING PRICE PPSF

231 W Canton St, Unit 4

2 2 / 0 909

$1,100,000

$1,210 $503

3/21/22

AVERAGES

909

$1,100,000

$1,210 $503

Contract

BATHS FULL / HALF SF

ORIGINAL LISTING PRICE

LAST ASKING PRICE

MONTHLY CHARGES LISTED CONTRACT SOLD DOM

ADDRESS

BED

LOT

CLOSING PRICE PPSF

79 Dartmouth St, Unit 2 209 W Canton St, Unit 5 351 Marlborough St, Unit 4

2 2 / 0 965

$1,075,000

$1,114 $220

3/10/22 3/12/22

2 1 / 0 720

$939,000

$1,304 $193

3/8/22 3/14/22

2 2 / 0 806

$1,199,000

$1,149,000

$1,426 $455

1/18/22 2/6/22

AVERAGES

830

$1,071,000

$1,054,333

$1,281

$289

Comparables Summary

Prepared for David & Kathy on 3/23/2022

Sold

BATHS FULL / HALF SF

ORIGINAL LISTING PRICE

LAST ASKING PRICE

MONTHLY CHARGES LISTED CONTRACT SOLD DOM

ADDRESS

BED

LOT

CLOSING PRICE PPSF

290 Columbus Ave, Unit PH 236 W Canton St, Unit 5 75 Clarendon St, Unit 409 233 W Canton St, Unit 4 2 Clarendon St, Unit 410

2 1 / 0 916

$1,050,000

$1,100,000

$1,201

$388

4/20/21

5/5/21

6/8/21

2 1 / 1

950

$1,250,000

$1,235,000

$1,300 $345

7/13/21

7/24/21

8/27/21

2 1 / 0 807

$1,048,000

$1,100,000

$1,363 $539

6/17/21

7/19/21

9/2/21

2 1 / 0 909

$1,059,000

$1,100,000

$1,210 $437

9/9/21

9/13/21

10/8/21

2 1 / 1

945

$1,150,000

$1,075,000

$1,138 $946

8/9/21

8/31/21

9/15/21

295 Beacon St, Unit 54

2 1 / 0 840

$949,000

$925,000

$905,000

$1,077 $579

10/8/20 2/26/21

3/31/21

142

17 Follen St, Unit 4

2 1 / 0 770

$925,000

$1,201

$403

6/22/21

8/7/21

9/17/21

20 Isabella St, Unit 2

2 1 / 1

750

$1,150,000

$1,050,000

$1,400 $124

5/5/21

5/9/21

9/1/21

11 Isabella St, Unit 3

2 2 / 0 941

$1,199,999

$1,149,999

$1,130,000

$1,201

$350

9/23/21

12/17/21

1/24/22 85

AVERAGES

870

$1,086,778

$1,078,555

$1,068,889

$1,232 $457

Price & Days On Market

Sold (9)

Active (1)

Pending (3)

Trend Line

$1,300,000

$1,200,000

$1,100,000

$1,000,000

$900,000

$800,000

100

125

Cumulative Days On Market

1 290 Columbus Ave, Unit PH South End, Boston 5 2 Clarendon St, Unit 410 South End, Boston 9 11 Isabella St, Unit 3 Bay Village, Boston

2 236 W Canton St, Unit 5 South End, Boston 6 295 Beacon St, Unit 54 Back Bay, Boston 10 231 W Canton St, Unit 4 South End, Boston

3 75 Clarendon St, Unit 409 South End, Boston 7 17 Follen St, Unit 4 Back Bay, Boston 11 79 Dartmouth St, Unit 2 South End, Boston

4 233 W Canton St, Unit 4 South End, Boston 8 20 Isabella St, Unit 2 Bay Village, Boston 12 209 W Canton St, Unit 5 South End, Boston

13 351

Marlborough St, Unit 4 Back Bay, Boston

† Trend Line Based On Sold And Pending Listings Only

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Price & Size

Sold (9)

Active (1)

Pending (3)

Trend Line

$1,300,000

$1,200,000

$1,100,000

4 1

$1,000,000

$900,000

$800,000

750

800

850

900

950

Size (Sq Ft)

1 290 Columbus Ave, Unit PH South End, Boston 5 2 Clarendon St, Unit 410 South End, Boston 9 11 Isabella St, Unit 3 Bay Village, Boston

2 236 W Canton St, Unit 5 South End, Boston 6 295 Beacon St, Unit 54 Back Bay, Boston 10 231 W Canton St, Unit 4 South End, Boston

3 75 Clarendon St, Unit 409 South End, Boston 7 17 Follen St, Unit 4 Back Bay, Boston 11 79 Dartmouth St, Unit 2 South End, Boston

4 233 W Canton St, Unit 4 South End, Boston 8 20 Isabella St, Unit 2 Bay Village, Boston 12 209 W Canton St, Unit 5 South End, Boston

13 351

Marlborough St, Unit 4 Back Bay, Boston

† Trend Line Based On Sold And Pending Listings Only

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Comparable Property A

Comparable Property B

Comparable Property C

Subject Property 295-297 Beacon St, Unit 74

290 Columbus Ave, Unit PH

236 W Canton St, Unit 5

75 Clarendon St, Unit 409

Boston, MA MLS: 72817500

Boston, MA MLS: 72864758

Boston, MA MLS: 72852140

Adj

Status

Sold

Bedrooms

Baths

1.5

Square Feet

840

916

950

807

PPSF

$1,024

$1,201

$1,300

$1,363

Original Listing Price $799,000

$1,050,000 $1,050,000 $1,100,000 $388 / Mo

$1,250,000 $1,250,000 $1,235,000 $345 / Mo

$1,048,000 $1,048,000 $1,100,000 $539 / Mo

Last Asking Price

$799,000 $860,000 $611 / Mo

Closing Price

HOA Fees

Condo/Co-op Fees

Taxes

$7183 / Yr

$10605 / Yr

$10546 / Yr Jul 13, 2021 Jul 24, 2021 Aug 27, 2021

$7758 / Yr Jun 17, 2021 Jul 19, 2021 Sep 02, 2021

Listed Date

May 06, 2015 Apr 20, 2021 May 21, 2015 May 05, 2021 Jun 30, 2015 Jun 08, 2021

Contract Date

Sold Date

DOM - Days on Market

Lot Size

Property Type

Condo

Year Built Total Adj

1885

1899

Total Adj Value

$860,000

$1,100,000

$1,235,000

$1,100,000

* This represents an estimated sale price for this property. It is not the same as an opinion of value in appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal practice. The information contained herein is derived from the local MLS and does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. Changes in price, condition, sale, or withdrawal may be made without notice. All measurements and square footage are approximate. This is not intended to solicit property already listed. Compass is a licensed real estate broker. Equal Housing Opportunity. Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient.

Comparable Property D

Comparable Property E

Comparable Property F

Subject Property 295-297 Beacon St, Unit 74

233 W Canton St, Unit 4

2 Clarendon St, Unit 410

295 Beacon St, Unit 54

Boston, MA MLS: 72892471

Boston, MA MLS: 72878808

Boston, MA MLS: 72739594

Adj

Status

Sold

Bedrooms

Baths

1.5

Square Feet

840

909

945

840

PPSF

$1,024

$1,210

$1,138

$1,077

Original Listing Price $799,000

$1,059,000 $1,059,000 $1,100,000 $437 / Mo

$1,150,000 $1,150,000 $1,075,000 $946 / Mo

$949,000 $925,000 $905,000 $579 / Mo

Last Asking Price

$799,000 $860,000 $611 / Mo

Closing Price

HOA Fees

Condo/Co-op Fees

Taxes

$7183 / Yr

$9548 / Yr

$10477 / Yr Aug 09, 2021 Aug 31, 2021 Sep 15, 2021

$8267 / Yr

Listed Date

May 06, 2015 Sep 09, 2021 May 21, 2015 Sep 13, 2021 Jun 30, 2015 Oct 08, 2021

Oct 08, 2020 Feb 26, 2021 Mar 31, 2021

Contract Date

Sold Date

DOM - Days on Market

142

Lot Size

Property Type

Condo

Year Built Total Adj

1885

1860

1988

1885

Total Adj Value

$860,000

$1,100,000

$1,075,000

$905,000

Comparable Property G

Comparable Property H

Comparable Property I

Subject Property 295-297 Beacon St, Unit 74

17 Follen St, Unit 4

20 Isabella St, Unit 2

11 Isabella St, Unit 3

Boston, MA MLS: 72854542

Boston, MA MLS: 72826471

Boston, MA MLS: 72899617

Adj

Status

Sold

Bedrooms

2 2

Baths

1.5

Square Feet

840

770

750

941

PPSF

$1,024

$1,201

$1,400

$1,201

Original Listing Price $799,000

$925,000 $925,000 $925,000 $403 / Mo

$1,150,000 $1,150,000 $1,050,000 $124 / Mo

$1,199,999 $1,149,999 $1,130,000 $350 / Mo

Last Asking Price

$799,000 $860,000 $611 / Mo

Closing Price

HOA Fees

Condo/Co-op Fees

Taxes

$7183 / Yr

$5047 / Yr

$1993 / Yr

$10208 / Yr Sep 23, 2021 Dec 17, 2021 Jan 24, 2022

Listed Date

May 06, 2015 Jun 22, 2021 May 21, 2015 Aug 07, 2021 Jun 30, 2015 Sep 17, 2021

May 05, 2021 May 09, 2021 Sep 01, 2021

Contract Date

Sold Date

DOM - Days on Market

Lot Size

Property Type

Condo

Year Built Total Adj

1885

1890

1899

2020

Total Adj Value

$860,000

$925,000

$1,050,000

$1,130,000

Comparable Property J

Comparable Property K

Comparable Property L

Subject Property 295-297 Beacon St, Unit 74

231 W Canton St, Unit 4

79 Dartmouth St, Unit 2

209 W Canton St, Unit 5

Boston, MA MLS: 72955443

Boston, MA MLS: 72951722

Boston, MA MLS: 72950228

Adj

Status

Sold

New

Contingent

Under Agreement

Bedrooms

2 2

Baths

Square Feet

840

909

965

720

PPSF

$1,024

$1,210

$1,114

$1,304

Original Listing Price $799,000

$1,100,000 $1,100,000

$1,075,000 $1,075,000

$939,000 $939,000

Last Asking Price

$799,000 $860,000 $611 / Mo

Closing Price

HOA Fees

$503 / Mo

$220

$193 / Mo

Condo/Co-op Fees

Taxes

$7183 / Yr

$9382 / Yr

$9360 / Yr Mar 10, 2022 Mar 12, 2022

$8442 / Yr

Listed Date

May 06, 2015 Mar 21, 2022

Mar 08, 2022 Mar 14, 2022

Contract Date

May 21, 2015 - Jun 30, 2015 -

Sold Date

DOM - Days on Market

Lot Size

Property Type

Condo

Year Built Total Adj

1885

1890

1900

Total Adj Value

$860,000

$1,100,000

$1,075,000

$939,000

Comparable Property M

Subject Property 295-297 Beacon St, Unit 74

351 Marlborough St, Unit 4

Boston, MA MLS: 72934595

Adj

Status

Sold

Under Agreement

Bedrooms

2 2

Baths

Square Feet

840

806

PPSF

$1,024

$1,426

Original Listing Price $799,000

$1,199,000 $1,149,000

Last Asking Price

$799,000 $860,000 $611 / Mo

Closing Price

HOA Fees

$455 / Mo

Condo/Co-op Fees

Taxes

$7183 / Yr

$8656 / Yr

Listed Date

May 06, 2015 Jan 18, 2022 May 21, 2015 Feb 06, 2022

Contract Date

Sold Date

Jun 30, 2015 -

DOM - Days on Market

Lot Size

Property Type

Condo

Year Built Total Adj

1885

1857

Total Adj Value

$860,000

$1,149,000

South End

290 Columbus Ave, Unit PH

Property Status

Sold

Transaction Information

Original Listing Price: $1,050,000 Last Asking Price: $1,050,000 Closing Price: $1,100,000 PPSF: $1,201 Listed Date: 04/20/2021 Contract Date: 05/05/2021 Sold Date: 06/08/2021 DOM: 15

Penthouse beauty with two Private Decks! Are you looking for a home with amazing light, utmost privacy and views?! Look no further than this South End professionally managed 2 bedroom home overlooking the Back Bay Skyline. This condo comes in twos- two bedrooms, two sinks in the bath and two HUGE PRIVATE outdoor decks- one being an oversized roof deck! Arguably the best location in the South End, immediately adjacent to parking garages, a quick walk to the commuter rail station, Prudential Mall, several grocery stores, & entrances to highways are in immediate proximity making any commute a breeze. Full dining area for a generous sized dining table, forced air heat and central air conditioning, & freshly painted. Pet friendly too! Condo fee includes heat, hot water, gas, professional management, snow removal, and maintenance. Very well funded building with over $45,000 in reserves! Rental garage parking directly across the street w/ great commuter parking rates.

Property Information

Property Type: Condo Beds: 2 Baths Full / Half: 1 Sq. Ft.: 916 Lot Size: Year Built: 1899 Taxes: $10605 / Yr HOA Fees: $388 / Mo

| South End 290 Columbus Ave, Unit PH

South End

236 W Canton St, Unit 5

Property Status

Sold

Transaction Information

Original Listing Price: $1,250,000 Last Asking Price: $1,250,000 Closing Price: $1,235,000 PPSF: $1,300 Listed Date: 07/13/2021 Contract Date: 07/24/2021 Sold Date: 08/27/2021 DOM: 11

Totally renovated penthouse two bedroom oasis conveniently located just steps to all the best of the South End and Back Bay. The open layout kitchen dining and living room is filled with incredible sunlight from multiple skylights and windows. The kitchen has custom cabinetry with great storage, gas cooking (all stainless appliances), stone countertops with an oversized breakfast bar. The open living room has a wood burning fireplace finished with a stone mantel and surrounds. The primary bedroom has a private balcony, a walk-in closet with en-suite bath finished in beautiful tile and an oversized glass enclosed shower. The guest bedroom is ideal for a home office and there is an adjacent half bath. There is a full staircase to the amazing private roof deck (536 sqft) with sweeping city views, dedicated gas line, water and electricity. Beautiful wide pine wood floors throughout, recessed lighting, central a/c, in home laundry and more!

Property Information

Property Type: Condo Beds: 2 Baths Full / Half: 1.5 Sq. Ft.: 950 Lot Size: Year Built: 1899 Taxes: $10546 / Yr HOA Fees: $345 / Mo

| South End 236 W Canton St, Unit 5

South End

75 Clarendon St, Unit 409

Property Status

Sold

Transaction Information

Original Listing Price: $1,048,000 Last Asking Price: $1,048,000 Closing Price: $1,100,000 PPSF: $1,363 Listed Date: 06/17/2021 Contract Date: 07/19/2021 Sold Date: 09/02/2021 DOM: 48

Bathed in Southwest sunlight, this 4th Floor, Front-Facing, Corner home is close to the best of the South End and the Back Bay. This 2 bedroom condo has an oversized living space with comfortable entertaining and dining areas. From your private balcony, views into the quiet South End roll out to your left and the vibrant city skyline views extend to the right. The renovated kitchen with stainless appliances, white custom cabinets and subway tile backsplash is open to the rest of the living space. Both bedrooms have large South- facing windows and each are spacious with room to accommodate Queen sized beds and other furniture. The unit offers central air, in-unit W/D and a charming fireplace with mantle. The common areas of this boutique building have been fully upgraded with new light fixtures, art and carpeting. Enjoy the ease of elevator access from the redesigned lobby with package area and mailroom. Parking space #29 is being separately offered for an additional $100,000.

Property Information

Property Type: Condo Beds: 2 Baths Full / Half: 1 Sq. Ft.: 807 Lot Size: Year Built: Taxes: $7758 / Yr HOA Fees: $539 / Mo

| South End 75 Clarendon St, Unit 409

South End

233 W Canton St, Unit 4

Property Status

Sold

Transaction Information

Original Listing Price: $1,059,000 Last Asking Price: $1,059,000 Closing Price: $1,100,000 PPSF: $1,210

Listed Date: 09/09/2021 Contract Date: 09/13/2021 Sold Date: 10/08/2021 DOM: 4

Enjoy penthouse living in this 2 bedroom Philly-style duplex on picturesque side street. Entry level features spacious bow front bedroom, full tile bath and separate office space. Upper level offers front-facing living-dining room filled with light. Gorgeous open kitchen features stainless steel appliances, honed granite counters and tile backsplash. Extra large second bedroom in the rear. Gleaming hardwood floors throughout. Spiral staircase leads to huge roofdeck with panoramic skyline views. Take a walk, jog, or bike ride in the Southwest Corridor Park right outside your door. You are steps from Copley Place and everything the South End and Back Bay have to offer!

Property Information

Property Type: Condo Beds: 2 Baths Full / Half: 1 Sq. Ft.: 909 Lot Size: Year Built: 1860 Taxes: $9548 / Yr HOA Fees: $437 / Mo

| South End 233 W Canton St, Unit 4

South End

2 Clarendon St, Unit 410

Property Status

Sold

Transaction Information

Original Listing Price: $1,150,000 Last Asking Price: $1,150,000 Closing Price: $1,075,000 PPSF: $1,138

Listed Date: 08/09/2021 Contract Date: 08/31/2021 Sold Date: 09/15/2021 DOM: 22

Sun filled and renovated 2 bedroom,1.5 bath corner unit at the perfectly located iconic building. Come up the elevator and you'll notice a stunning stained glass window illuminating the common hall as you travel to 410. Upon entering the unit you'll notice the custom 9" crown moldings throughout, tying in the soaring ceilings adding a touch of elegance to this stately condo. The newly installed 5" solid wood flooring throughout creates a modern, seamless look. A wood burning fireplace with custom mantle makes a great focal point in the living space where you can warm up on those chilly Boston eves! The private balcony and common roof deck provides views of Back Bay and extra space to relax. Master bedroom's view of Boston sparkle at night. The walk-in closet and guest bedroom closet boast custom shelving, drawers and a built in hamper for added organization. Renovated kitchen with Bosch appliances and natural stone counters, large pantry for added storage and full W/D. Rental parking.

Property Information

Property Type: Condo Beds: 2 Baths Full / Half: 1.5 Sq. Ft.: 945 Lot Size: Year Built: 1988 Taxes: $10477 / Yr HOA Fees: $946 / Mo

| South End 2 Clarendon St, Unit 410

Back Bay

295 Beacon St, Unit 54

Property Status

Sold

Transaction Information

Original Listing Price: $949,000 Last Asking Price: $925,000 Closing Price: $905,000 PPSF: $1,077 Listed Date: 10/08/2020 Contract Date: 02/26/2021 Sold Date: 03/31/2021 DOM: 142

Centrally located in prime and charming Back Bay in an elevator building that was formerly the historic Royal Hotel, this residence boasts two bedrooms, one full bath, high 10' ceilings, open living/dining/kitchen concept with tremendous natural light, city view, built-in, fireplace and hardwood floors. In-unit combo washer/dryer adds convenience in addition to common laundry facilities. Private storage is included. Pet friendly. Coveted outdoor space includes exceptional common roof deck with 360 views of the city and the Charles River. Near the Esplanade, Public Gardens, shopping, restaurants, South End, Beacon Hill, as well as public transportation and highways, this is a fantastic home and spot to enjoy all the city has to offer and your city lifestyle.

Property Information

Property Type: Condo Beds: 2 Baths Full / Half: 1 Sq. Ft.: 840 Lot Size: Year Built: 1885 Taxes: $8267 / Yr HOA Fees: $579 / Mo

| Back Bay 295 Beacon St, Unit 54

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