Photo: A ranch house built on a slab of concrete with oil heat and with a town grade of C+; that’s worth a cool million in Belmont.

A weekly recap of residential properties sold in the past seven days in the “Town of Homes.”

• 49 Robin Wood Rd., Ranch (1957). Sold: $1,140,000. Listed at $1,129,000. Living area: 2,144 sq.-ft. 7 rooms, 3 bedrooms, 2 baths. On the market: 50 days. Last sold: June 1989, $325,000. 

• 100 Common St. Apt. 2, Condominium (1880/1980). Sold: $430,000. Listed at $420,000. Living area: 1,278 sq.-ft. 3 rooms, 1 bedroom, 1 bath. On the market: 47 days. Last sold: June 2004, $379,000.

• 483 Pleasant St., [George Varnum Fletcher House] Second Empire/Free standing condo (1868). Sold: $1,770,000. Listed at $2,000,000. Living area: 4,776 sq.-ft. 10 rooms, 5 bedrooms, 3.5 baths. On the market: 104 days. Last sold: Sept. 2009, $1,305,375.

• 18 Woodland St. Unit 1, Condo in two-family (1910). Sold: $552,000. Listed at $525,000. Living area: 1,100 sq.-ft. 5 rooms, 2 bedrooms, 1 bath. On the market: 55 days. Last sold: New condo conversion.

• 39 Woods Rd., expanded Cape (1955). Sold: $910,000. Listed at $899,000. Living area: 1,546 sq.-ft. 6 rooms, 3 bedrooms, 2 baths. On the market: 54 days. Last sold: June 1991, $230,000.

Photo: A highlight of smart, architectural sensitive renovation in a split level in the Winn Brook.

A weekly recap of residential properties sold in the past seven days in the “Town of Homes.”

• 27 Willow St., Old-style (1903). Sold: $1,075,000. Listed at $1,075,000. Living area: 2,557 sq.-ft. 8 rooms, 3 bedrooms, 2.5 baths. On the market: 81 days.

• 7 Sherman St., Prewar Cape Cod (1940) Sold: $736,000. Listed at $769,000. Living area: 1,391 sq.-ft. 6 rooms, 2 bedrooms, 1.5 baths. On the market: 79 days.

• 7 Sumner Ln., Something huge. Sold: $3,400,000. Listed at $3,350,000. Living area: 5,800 sq.-ft. (est). 12 rooms, 6 bedrooms, 5.5 baths. On the market: 685 days.

• 141 Claflin St., Brick and cedar shingle old-style (1933). Sold: $1,075,000. Listed at $925,000. Living area: 2,184 sq.-ft. 8 rooms, 4 bedrooms, 1.5 baths. On the market: 42 days.

• 80 Douglas Rd., Colonial (1940). Sold: $925,000. Listed at $849,000. Living area: 2,121 sq.-ft. 8 rooms, 3 bedrooms, 2.5 baths. On the market: 60 days.

An expensive slice in Belmont

Do you think that your children should strive for a career in STEM? How about health care? Finance? Forget all those loser jobs mentioned above. I want to say one word to you. Just one word. 

Pizza! As the actor, Kevin James said, “There’s no better feeling in the world than a warm pizza box on your lap.”

If there is an occupation with more than its fair share of ultra-wealthy entrepreneurs, it’s those who can build a better pie. Mike Ilitch, the owner of  Little Caesars Pizza, was worth $6.1 billion and owned two major sports teams when he died last month, Domino’s Pizza’s Tom Monaghan sold his business to Bain Capital for $1 billion, John Schnatter of Papa John’s Pizza is worth $750 million and the list goes on and on.

And Belmont has its pizza mogul. Joey Crugnale decided to start his pizza shop in Davis Square, Somerville in a storefront he bought in 1981 to prevent a competitor from opening a shop two doors from Crugnale’s first big hit, Steve’s Ice Cream. Out of that almost accidental piece of good fortune began Bertucci’s Brick Oven Pizzerias with its first-of-its-kind open-hearth brick ovens, specialty topping pies and cool, youthful vibe (the Somerville location had a bocce court in the basement). By the time he was outbid by the NE Restaurant Co. for his company in 1998, Crugnale had built an empire of 84 Bertucci’s worth millions.

In 1992, Crugnale used some of his pizza and ice cream money – he had sold Steve’s in 1982 – to purchase for $1.6 million one the largest (8,800 square feet!) residential houses in Belmont located at Concord Avenue and Sumner Lane – the “lane” runs from Concord to Somerset and borders the Weeks family property – from another food-based fellow, David Mugar of the Star Market fortune. (Mugar didn’t move far, just over to Marsh Street.) Not only is the house large – 17 rooms with five full and three half bathrooms! – it sits in the middle of a meadow, to provide maximum privacy. 

After living in his century-old brick manse for two decades, Crugnale decided to do with his property what he did with his pizza; cut it into slices and make a greater profit. 

In 2010, he got together with a development company called Concord Estates LLC run by Belmont’s favorite developer, Joe DeStefano, who paid Crugnale $1.8 million for five “slices” in 2010 at 1, 3, 5, 7 and 10 Sumner Lane.

Concord Estates had taken its time to sell not just the parcels but the custom-made houses with the first homes sold in 2015 with 1 Sumner selling for $3.2 million (6 beds, 5.5 baths, 6,440 sq.-ft.) while DeStefano took 3 Sumner for himself while 10 Sumner was sold in 2016 at $3.4 million.

And last week, 7 Sumner was sold for $3.4 million. So what do you get? From the sales pitch, you’ll live on a “brand new picturesque private road [which] offers in(-)town living in the most coveted exclusive Belmont Hill location” while its “rolling lawns and graceful old trees will give you the feeling of the [O]ld [S]outh.” The “Old South”? Really? On Sumner Lane, as in Fort Sumner? Is this manse being sold in Belmont, North Carolina?  

“This classic turn-of-the-century inspired new home will offer incredible country views, peeks of the Boston skyline and acres of conservation land. All of these homes are one of a kind built with incredible craftsmanship and refined details.” 

Sounds like you’d want to join the club? There’s one slice left on the plate at 5 Sumner according to the Belmont assessors.

Photo: Birdland.

A weekly recap of residential properties sold in the past seven-plus days in the “Town of Homes”:

• 74 Richmond Rd., Colonial (1935). Sold: $807,400. Listed at $789,000. Living area: 1,935 sq.-ft. 7 rooms, 3 bedrooms, 2.5 baths. On the market: 59 days.

• 10 Indian Hill Rd., Colonal (1930). Sold: $1,270,000. Listed at $1,150,000. Living area: 2,293 sq.-ft. 9 rooms, 4 bedrooms, 2.5 baths. On the market: 69 days.

• 358 Brighton St., Garrison Colonal (1937). Sold: $913,000. Listed at $875,000. Living area: 1,946 sq.-ft. 7 rooms, 3 bedrooms, 2.5 baths. On the market: 75 days.

• 76 Lincoln St., Colonal (1939). Sold: $1,250,000. Listed at $1,225,000. Living area: 2,674 sq.-ft. 8 rooms, 4 bedrooms, 3 baths. On the market: 63 days.

• 46 Centre Ave., the Chandler Robbins house, Old-Style Italianate (1870). Sold: $1,250,000. Listed at $1,225,000. Living area: 3,708 sq.-ft. 9 rooms, 4 bedrooms, 3.5 baths. On the market: 77 days.

At the point where Old Concord Road turns into Centre Avenue stands a piece of history. Situated in the hillside with a view of Boston a mere eight miles away standing the Italianate-style home where a 12-year-old boy would start his journey to become one of the greatest ornithologist of our era.

Chandler Robbins. Photo credit: Barbara Dowell

Chandler Seymour Robbins was born on the last year of the Great War and grew up in Belmont, in a time and place, according to an article in the November-December 2014 edition of Audubon magazine, “where everything to the east of him was ‘houses and Boston’  and everything to the west was woods and fields.”

He obtained his love for birding and the outdoors from his father, Samuel Dowse Robbins, a pioneering research speech pathologist who was related from a long line of clergy and Roger Wellington, the first settler of Belmont in 1636. Chandler’s father established the town’s first Boy Scout troop who spent a great deal of time in the wildlife refuge Samuel preserved that included most of Belmont north of Pleasant Street. 

They shared the love of studying all the bird that winged through the town, including leading Belmont’s annual Christmas Bird Count.

“[Chandler] roamed those woods using 3X opera glasses to watch birds and other animals – his de facto biology training – and spent his summers chasing shorebirds on the beach at Gloucester,” according to the Audubon.

From that beginning, the younger Robbins soon traveled to the Patuxent Wildlife Research Center in Maryland that became his base of operation. A legend among birders for his knowledge, dedication and friendliness, he initiated the annual North American Breeding Bird Survey, studied the effects of DDT on birds with his colleague Rachel Carson, and wrote A Guide to Field Identification of the Birds of North America with Bertel Bruun and Herbert Zim, the gold standard of reference books. Robbins continues to study birds at Patuxent to this day.

The house – named for Chandler’s grandfather – is on the original Concord Turnpike, laid out in 1804. Make no mistake, it has undergone extensive renovation in the past 20 years – for a total of $100,000 ($80,000 by the last owner) – including recent work on walls, windows, floors, bringing the electrical up to code, putting in a gas line and repairing the garage. 

While much of the interior detail doesn’t appear to be original, the owner wisely showed a great deal of restraint in not loading up on extras such as track lightning or walk-in closets. There is a tasteful understanding that “less is more” to highlight the uniqueness of a historic house: the bay window in the dining room, the non-standard layout of the kitchen, the living room’s French doors that lead you visually and phyically to the enclosed porch. And look at the master bedroom – not huge but comfy – with an adjacent sunroom (which appears to be an addition). Much more appealing than the 20’x20′ bedroom “suite” with those attached horrid mega bathrooms (do you really need a tub ten feet from the bed?) which today’s “architects” inflict on the public.

A bit pricy for a house – at a million and a quarter – that, knock on wood, won’t suffer an aging related set back. But you do get a view of Boston (through the trees) and hopefully lots of birds flying in from the nearby Habitat. 

Photo: A $2 million house? 

169 Orchard St., Brick Colonial (1930). Sold: $930,000.

38 Taylor Rd., Brick split ranch (1955). Sold: $886,000.

13 Francis St., Condo in a two family (1927). Sold: $610,000.

45 Middlecot St., Colonial (1953). Sold: $905,000.

11 Rutledge Rd., Colonial (1940). Sold: $1,125,000.

25 Thayer Rd., Condominium (1958). Sold: $275,000.

318 Trapelo Rd., New attached condominium townhouse (2015). Sold: $1,035,000.

104 Lewis Rd # 2., Condominium in two family (1923). Sold: $525,000.

100 Lexington St. Apt C3, Classic Colonial (1977). Sold: $238,000.

55 South Cottage Rd., Townhouse (2012). Sold: $1,240,000.

53-55 Trowbridge St., Brick multi-family (1973). Sold: $900,000.

21 Bartlett Ave., Second floor condominium (1964). Sold: $507,000.

A weekly recap of residential properties sold in the past seven-plus days in the “Town of Homes”:

• 169 Orchard St., Brick Colonial (1930). Sold: $930,000. Listed at $1,999,000. Living area: 2,664 sq.-ft. 9 rooms, 5 bedrooms, 2 baths. On the market: 340 days.

• 38 Taylor Rd., Brick split ranch (1955). Sold: $886,000. Listed at $869,000. Living area: 1,759 sq.-ft. 8 rooms, 3 bedrooms, 3 baths. On the market: 47 days.

• 13 Francis St., Condo in a two family (1927). Sold: $610,000. Listed at $579,000. Living area: 1,729 sq.-ft. 7 rooms, 4 bedrooms, 2 baths. On the market: 60 days.

• 45 Middlecot St., Colonial (1953). Sold: $905,000. Listed at $869,000. Living area: 1,610 sq.-ft. 6 rooms, 3 bedrooms, 2.5 baths. On the market: 46 days.

• 11 Rutledge Rd., Colonial (1940). Sold: $1,125,000. Listed at $1,199,000. Living area: 2,535 sq.-ft. 10 rooms, 5 bedrooms, 2.5 baths. On the market: 74 days.

• 25 Thayer Rd., Condominium (1958). Sold: $275,000. Listed at $274,900. Living area: 615 sq.-ft. 4 rooms, 1 bedrooms, 1 baths. On the market: 80 days.

• 318 Trapelo Rd., New attached condominium townhouse (2015). Sold: $1,035,000. Listed at $1,100,000. Living area: 2,900 sq.-ft. 9 rooms, 3 bedrooms, 3 full, 2 half bedrooms baths. On the market: 208 days.

• 104 Lewis Rd # 2., Condominium in two family (1923). Sold: $525,000. Listed at $499,000. Living area: 1,349 sq.-ft. 7 rooms, 2 bedrooms, 1 baths. On the market: 60 days.

• 100 Lexington St. Apt C3, Classic Colonial (1977). Sold: $238,000. Listed at $239,000. Living area: 774 sq.-ft. 3 rooms, 1 bedrooms, 1 baths. On the market: 95 days.

• 55 South Cottage Rd., Townhouse (2012). Sold: $1,240,000. Listed at $1,249,000. Living area: 2,800 sq.-ft. 7 rooms, 2 bedrooms, 2.5 baths. On the market: 124 days.

• 53-55 Trowbridge St., Brick multi-family (1973). Sold: $900,000. Listed at $869,988. Living area: 3,200 sq.-ft. 13 rooms, 6 bedrooms, 3 full, 2 half bedrooms baths. On the market: 84 days.

• 21 Bartlett Ave., Second floor condominium (1964). Sold: $507,000. Listed at $484,000. Living area: 1,173 sq.-ft. 6 rooms, 2 bedrooms, 1.5 baths. On the market: 82 days.

If you attend St. Joe’s or walk your kids to Wellington Elementary, you are certain to have seen the brick Colonial at the north corner of the intersection of Common and Orchard streets. It’s at the crosswalk that’s busy twice each day school is in session and on Saturday before and after afternoon mass. It’s been owned by the same family for more than 50 years according to town assessor records. 

It’s one of several brick homes built by the same developer in and around 1930, solidly built (although the roof looks a bit threadbare) with lots of period interior features: wood floors, built-in cabinets in the dining room, original molding and baseboards and a custom center spiral staircase. There’s the standard upgraded kitchen with the standard cabinets and horrid granite countertop. It’s not a small house by any standard, at 2,700 sq.-ft. with five bedrooms, but several of the rooms do appear a bit … tight, such as the rectangular living room at 14×25 (the big bedroom is 20×16), dining room, 13×14, and a family room of 11×18. Throw furniture into the rooms and your walking sideways to get here to there. 

 All in all, a solid 85-year-old house … that’s worth $2 million? Gagh! Talk about reaching for the stars. While over the past decade, homes on Common Street have reached the $1 million threshold, rarely do you see a single family home breech $2 million outside of Belmont Hill. But there it was: a listing price of $1,999,000 in June, 2015, a mere thousand dollars from a double mill. Yes, Colonials are selling for a premium, but by more than a million dollars over its fiscal 2016 assessed value of $927,00?

[Editor: There is some readers who contend that the $1,999,000 is a misprint. Maybe so but it’s in the MLS under that amount.]

The initial price tag could have simply been a homeowner cashing in during a two-year stretch when property values soared by more than $200,000:  

• 2016: $927,000
• 2015: $845,000
• 2014: $711,000

But even your wildest dreams need some basis in reality, and quickly the sales price tumbled by $800,000 to $1,199,000. And while the new listed price was that’s nearly $300,000 greater than the assessed value, it appeared the salesperson and owner were going to make that price work come hell or high water, stubbornly sitting on the price for seven months. Yet the broker had to put the waders on as buyers were unwilling to part with their hard-earned cash. 

Despite two price reductions – $1,099,000 in February and $1,050,000 in March – the brick Colonial sat there as the Spring season was about to pass them by. Likely, a buyer put a “low-ball” bid on the property which was happily accepted at $930,000, nearly bang-on the assessed value of $927,000. And for once, the market value prevailed.

The twin is sold

Back in March, one half of newly-built attached townhouses was sold on busy Trapelo Road for $1,040,000. The story of the condos – located the the midst of the hurly-burly of the Fire Department, banks, parks and a busy roadway – showed that sometimes a good design and new construction can be a success, even if you have to share a common wall and no backyard. 

Last week, the other half of the townhouse was purchased for $1,035,000. A bargain.