Sold in Belmont: Affordability in Housing, in Threes

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Photo: 14 Scott Rd., Belmont.

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

• 20 Ericsson St. #3, Top-floor condominium (1908). Sold: $386,000. Listed at $415,000. Living area: 930 sq.-ft. 5 rooms, 2 bedrooms, 1-full bath. On the market: 58 days.

• 29 Thayer Rd. Condominium (1958). Sold: $233,750. Listed at $259,900. Living area: 602 sq.-ft. 4 rooms, 1 bedrooms, 1-full bath. On the market: 163 days.

• 14 Scott Rd. Colonial (1934). Sold: $750,000. Listed at $699,000. Living area: 1,880 sq.-ft. 7 rooms, 3 bedrooms, 1.5 baths. On the market: 77 days.

Housing affordability continues to be a challenge in Belmont where the medium housing value ($847,000 for a single-family house) results in homeowners needing to pay out $3,900 a month in mortgage payments (30-year/4.5 percent/10 percent down) along with $10,000 annually in taxes.

So it’s heartening to see three properties – each with hardwood floors – that fit the bill in getting your foot in the door to live in Belmont. There is the top-floor condo on the street that literally is on the Cambridge line. I thought Oxford was the border of the People’s Republic yet Ericsson Street, with some nice century-old structures, including the two-bedroom condo which is spread over 930 square-feet. The new owners get some original detail, a very cool dining area with fun angled windows, plenty of solid doors and a new-ish kitchen. And the owners got it for a $30,000 discount by waiting out the seller.

You can tell the condo on Thayer Road was viewed in the early 60s as the height of modern living; open floor plan, freed from ornamentation, a tightly-spaced kitchen which wasn’t used that much because owners were dining out and bring home takeout during those swinging times. (I could see Joan P. Holloway living in these digs.) This condos have the basics which many want while saving up for the next move. And the owner(s) will be living in about as inexpensive abode Belmont has, at $233,000. (Inexpensive for Belmont; this is what you’ll get for the same money in Charlotte, NC.)

Even the brick/frame Colonial on Scott Road, just on the base of Belmont Hill, is on the less expensive side of most single-family homes. It’s boxy, with a curved staircase (no photos of the kitchen, hmmmmm) and a nice sized backyard; all for $750,000. 

Sold in Belmont: Belmont Hill Spec Manse Sells Below List, Assessed Value

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Photo: 529 Concord Ave.

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

• 529 Concord Ave. Blown-out Colonial (2013). Sold: $1,960,000. Listed at $2,250,000. Living area: 4,954 sq.-ft. 12 rooms, 5 bedrooms, 4-full, 2-partial baths. On the market: 113 days.

• 78 Grove St. Townhouse condominium (1986). Sold: $590,000. Listed at $539,000. Living area: 1,452 sq.-ft. 7 rooms, 3 bedrooms, 2.5 baths. On the market: 57 days.

The big Colonial off Concord Avenue has everything you’d want in a mansion – new construction, volumes of interior space (about 5,000 square feet), a great kitchen (with the exception of Granite countertops), red oak hardwood floors, nicely-designed bathrooms, fine landscaped grounds and, wow, what a view of Boston. 

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So why didn’t the new manse on the Hill hit the list price – selling at a quarter of a million dollar discount – and, more telling, couldn’t hold up to the town’s assessed value of $2,467,000? Especially at a time when inventory/supply is still considered low.

One reason could be there’s little to compare this structure to – new construction on previously undeveloped land. The developer likely threw out a number ($2.25 million) to see if it would attract some buyer with the need for lots of space. The construction cost was less than $700,000 so it’s not like its going to be a loss on next year’s tax form.

But who is the market for this Colonial on the Hill? If you could pluck $2 million down on a special space, why not head to the Seaport District of Boston? Or a place in Concord with its better roads? Is it trying to lure wealthy families into town? Many of those buyers won’t abandon communities where they have established roots. Or it could be that not that many people will abide the light beams from hundreds of cars traveling up the hill at night as they make the turn onto upper Concord Avenue?

Only the market knows. 

Sold in Belmont: From Stately to Stark, Spring Market Finally Blooms

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Photo: 252 Common St. Belmont.

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

• 33 Evergreen Way. Brick and frame Colonial (1967). Sold: $1,260,000. Listed at $1,199,000. Living area: 3,337 sq.-ft. 9 rooms, 5 bedrooms, 3-full, 2-partial baths. On the market: 88 days.

• 21 Garfield Rd. Colonial (1937). Sold: $1,320,000. Listed at $1,195,000. Living area: 2,506 sq.-ft. 8 rooms, 4 bedrooms, 2.5 baths. On the market: 53 days.

• 53 Upland Rd. Bungalow (1920). Sold: $600,000. Listed at $569,000. Living area: 1,475 sq.-ft. 6 rooms, 3 bedrooms, 1 baths. On the market: 46 days.

• 692 Pleasant St. An antique single-family in the Italianate style (1851). Sold: $895,000. Listed at $895,000. Living area: 3,188 sq.-ft. 12 rooms, 6 bedrooms, 4.5 baths. On the market: 99 days.

• 2 Meadows Lane. Townhouse condominium (2011). Sold: $1,261,243. Listed at $1,274,748. Living area: 2,780 sq.-ft. 8 rooms, 3 bedrooms, 2.5 baths. On the market: 117 days.

• 252 Common St. “Stately” Brick Colonial (1937). Sold: $929,000. Listed at $1,039,000. Living area: 2,634 sq.-ft. 10 rooms, 5 bedrooms, 2.5 baths. On the market: 321 days.

• 30 Harding Ave. First-floor condominium (1925). Sold: $438,500. Listed at $400,000. Living area: 1,165 sq.-ft. 5 rooms, 2 bedrooms, 1 baths. On the market: 49 days.

• 11 Thayer Rd. Condominium (1958). Sold: $229,900. Listed at $229,900. Living area: 650 sq.-ft. 4 rooms, 1 bedrooms, 1 baths. On the market: 55 days.

• 15 Thayer Rd. Condominium (1958). Sold: $210,000. Listed at $230,000. Living area: 612 sq.-ft. 4 rooms, 1 bedrooms, 1 baths. On the market: 83 days.

After weeks of a handful of properties changing hands, real estate salespeople and Realtors are cheering as potential buyers are getting off the fence and deciding to put their money where they want to live.

Of the nine residential properties that turned over last week, there were a couple of high-end Belmont Hill colonials – a beautiful 1930-era residence and a heavy, brick faux-Colonial with an out-of-place four-column overhang (awful) – in which each sold above its listed price. 

On the other end of the income spectrum, three very affordable properties were sold, including one, a 600 square-foot essential (a bedroom, a kitchen, a bath and a living room) on Thayer Road in Waverley Square that went for slightly more than $200,000. 

The real surprise is a house that actually is “stately” as described in the sales copy. Located between  Hillcrest Road and Long Avenue (Realtors: Please stop calling this area Walnut Hill. I never heard anyone call the streets between Common and Goden from Orchard to Washington by that moniker.), this is a real beauty: Oak floors, lots of French doors, a restful enclosed patio, a curved interior staircase(!), an OK kitchen, a bricked driveway and a built-out attic. So how did this solid house fail to sell when it came on a supply-scarse market? Take a look how the list price just fall away like a Red Sox outfielder:

Original List Price: June, 2014: $1,039,000

July, 2014: $979,000

August 2014: $949,000

October 2014: $929,000.

Sales price: $929,000

After falling nearly $100,000 in four months, the owner draw the line in the sand and had to wait half-a-year before a buyer came by. If this property was on “the Hill,” it’s likely the Colonial would be kept more of its value. But being on a busy road and the “bigness” of the house could have put doubt in the minds of potential buyers. 

A final note: a wonder old house on Pleasant Street sold this week, an 1850s antebellum house that once was the home of a son of the Little Brown Publishing founder. Yet would you be surprised if this treasure, but cramped, structure will soon see a “demolition” permit on the front door? It’s on a third of an acre of land in a desirable section of town. We’ll see. 

Sold in Belmont: A Well-Designed Kitchen/Eating Area Sells This 95-Year-Old House

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Photo: Where the kitchen is located.

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

• 41 Pequossette Rd. Center-entry Colonial (1922). Sold: $984,900. Listed at $950,000. Living area: 2,028 sq.-ft. 8 rooms, 3 bedrooms, 3.5 baths. On the market: 67 days.

• 52 Alexander Ave. “The White House” Modern colonial, new construction (2014). Sold: $1,885,000. Listed: $2 million. Living area: 3,500 sq.-ft. 9 rooms, 5 bedrooms, 4 full baths. On the market: 208 days.

• 51 Davis Rd. Ranch (1953). Sold: $499,900. Listed at $550,000. Living area: 1,137 sq.-ft. 6 rooms, 3 bedrooms, 2 baths. On the market: 80 days.

• 215 Brighton St. “Old Style” brick house (1929). Sold: $725,000. Listed at $689,000. Living area: 1,504 sq.-ft. 6 rooms, 3 bedrooms, 2 baths. On the market: 70 days.

Four unique homes sold in Belmont last week, with something special in each.

• Do you want to see how to renovate a kitchen? 41 Pequossette Rd. is the place; smart design from sectioning off a place for the preparation with glass kitchen cabinets with drawers and storage, a cooking area, a flush inset refrigerator, a correctly-sized (i.e. small) eating island with the dining area set into a quirkily designed addition that was built with three large windows and a glass door to the porch. Add a minimum number of lighting fixtures and a splash of design features (tiles), you have a kitchen that makes for efficient cooking and enjoyable dining. It certainly brings a modern “pop” to the nearly century old house in the Benton Estates. 

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• The “White House” at 52 Alexander Ave. has it all: modern construction that is special in so many ways with its clean lines and European design sensibilities. In addition, its location has become a big plus, less than a block from the new location of Foodies and the Belmont Farmers Market. If the new owner is a foodie, you’ve struck gold.

• The simple ranch at Davis Road was purchased for just under $500,000 which has brought entry in the the community with an inexpensive residential property. 

• Since the past owner bought the house at 215 Brighton St. for $578,000 early in 2013, they spent $12,000 on the roof, $21,000 to put in a patio and repair the outside stairs and did a good job on the kitchen (love the large floor tiles). They sold it for nearly $150,000 above the past sale price in two years; that’s an annual appreciation rate of $75,000. Not bad. 

Sold in Belmont: Renovation Rescues Ranch, Sees A Nice Bounce

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Photo: 104 Winter St.

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

• 104 Winter St. Brick Ranch (1950). Sold: $725,000. Listed at $735,000. Living area: 1,900 sq.-ft. 5 rooms, 2 bedrooms, 2 baths. On the market: 104 days.

There is a show on the HGTV cable channel called Renovation Realities in which DIY (do it yourself)-ers upgrades rooms in their homes using their brawn to put some needed value in their abode.

But sometimes, only a pro can do the proper job. That’s the case of the brick early ranch on Winter Street. Before a new owner put down $65,000 into the structure in 2009, the house was a dump, and a dangerous one to boot. A home inspector noted the building – which was owned by the same family for more than 50 years – had “severe structural damage” and a “very dated condition” of its interior leading the town assessors to rate the house as “very poor” with the assessed value falling below $500,000 in 2010.

The new owner – who purchased the house for $550,000 – put in replacement windows, remodeled the kitchen and both bathrooms, finished the basement as well as the necessary structural work done after 2008 sale. The assessors upgraded its ratings to “at least above average.”

And nearly six years later, photos show an inviting “new” house; polished wooden floors, an open floor plan (not very energy efficient) providing nice sight lines. The living room “area” has a great fireplace with ceramic tiles which provides a nice touch. The basement has new wood floors (but why is the stairway carpeted?) with French doors leading outside to the backyard.

But potential buyers soon realized that, while a bright space, there’s not much space; the new basement nearly doubles the livable space. In fact, the town still calculates the total space as 1,200 sq.-ft. While the seller placed a bed in the cellar, the official number of bedrooms is just a pair.

That’s why this fine space would only handle a $735,000 list price when it went on sale in early December. When no one nibbled by the New Year, down went the sales price to $719,000 in mid-January.

But unlike many Belmont houses, the drop in the listing brought people to the site. By March, there was more than just interest; buyer activity pushed the price up to $725,000.

So, spend some now, cash out later.

Sold in Belmont: An Overpriced Cape Required Owner to Take a Haircut

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Photo: A nice Cape in Winn Brook, but is it worth $789,000?

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

• 208 Grove St. Center-entry Colonial (1940). Sold: $782,000. Listed at $729,000. Living area: 1,750 sq.-ft. 8 rooms, 3 bedrooms, 1.5 baths. On the market: 125 days.

• 76 Hoitt Rd. Cape (1951). Sold: $700,000. Listed at $789,000. Living area: 1,659 sq.-ft. 6 rooms, 4 bedrooms, 1.5 baths. On the market: 129 days.

• 100 Lexington St., Condominium (1977). Sold: $230,050. Listed at $219,900. Living area: 756 sq.-ft. 3 rooms, 1 bedrooms, 1 baths. On the market: 37 days.

Is there an unwritten rule in Belmont that says home sellers and salespeople are required to suspend all reality when pricing real estate?

For example, a simple, clean, classic Cape on Hoitt Road, a block from the Winn Brook. A past owner made a terrible mistake by knocking down a wall to supposedly create an open floor plan – sorry, but it looks like a VFW function hall with that pillar in the middle of the room – but all-in-all, an OK place.

So what were they thinking originally listing it at $789,000? Really? Did the salesperson take a good look at the 80s kitchen, the 70s bathrooms and the 50s upstairs bedrooms? You are asking someone to pay out nearly $3,500 a month in mortgage payments (5 percent down, 4 percent mortgage) for 30 years (!) to live in a house with less than 1,700 square feet? That comes out to $450-per-square foot. That’s nuts. The town assessed the house for $632,000 last year.

That price was so out there one has to believe the seller is thinking they are living in Belmont, California where the medium house price is greater than a $1 million.

And once again, the broker/seller had to swallow hard and admit a mistake was done after potential buyers too a step back when they heard what it would cost them. And they swallowed $89,000 to a far more reasonable $700,000.

Why not price all homes at $1 million and see where it goes.

Sold in Belmont: What Would You Have Bought? The Renovated Condo or One of the Smallest Houses in Town

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

• 68 Unity Ave. #1 Condominium (1924) Sold: $489,750. Listed at $439,900. Living area: 1,018 sq.-ft. 6 rooms, 2 bedrooms, 1 baths. On the market: 33 days.

• 33 Knox St. Ranch (1957) Sold: $526,000. Listed at $549,000. Living area: 1,027 sq.-ft. 4 rooms, 2 bedrooms, 1 baths. On the market: 92 days.

The town residential properties that sold last week in Belmont are similar in two ways; each are affordable relative to the median value of homes in these parts – nearly $840,000 according to town data – and each a tad more than 1,000 square feet of livable space. While the Unity Avenue property is a single-floor condominium on the Cambridge line, the Knox Street ranch is snug in Belmont Hill.

So, which would you have bought?

The ranch: The structure is yours, you don’t have to share common spaces and parking have a neighbor living above you – God only knows who’ll move in next year – or pay a condo fee on top of property taxes. It’s located on “the hill,” it’s quiet and you can jump right onto Rt. 2.

But it’s just a smudge more than 1,00o square feet of interior space, making it one of the smaller homes in Belmont. You better be on good relations with whomever you are living with because there is limited private space available. It’s one of the few houses in this one-time subdivision previous owners didn’t build-on extra space. In fact, a look at the interior shows a great deal of original detail. Ranch developers wanted to put them up as cheaply as possible. The result: middling-quality material that should be torn out and replaced. The ground floor rooms need extensive rehab and fast.

The condo: As a South End developer once told me, people who buy condos are “purchasing air,” as the owner’s property rights extend only to the four walls in which the condo lies. Want to improve the common area? Renovate the garage? Replace the grass with stone in the backyard? Hello, neighbor! You are constantly seeking someone else’s cooperation to increase the properties value, improve your quality of life or just park your car in a slightly different location. It’s like being a kid again, living in the same room with your brother. That’s fine if you like him; if not, it’s potentially a nightmare.

But just look at the Unity Avenue condo’s interior: now this is great detail. French door, built-in cabinets, closets with real doors, hardwood floors that you can polish, an open kitchen design with new everything. Recently renovated, you can move in and not worry about putting mucho dollars into the property. It shouldn’t surprise anyone the condo sold for $50,000 above asking in only a month.

I pick the condo.

Sold in Belmont: An English Cottage With Chinese Accents

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

• 16 Payson Terrace. English Cottage (1930) Sold: $822,092. Listed at $850,000. Living area: 2,324 sq.-ft. 10 rooms, 3 bedrooms, 2.5 baths. On the market: 67 days.

• 19 Lawndale St. #9, Newish design townhouse (2011), Sold for: $865,000. Listed at $879,000. Living area: 2,784 sq.-ft. 9 rooms, 4 bedrooms, 2.5 baths. On the market: 78 days.

• 76 Davis Rd. #1. Ground-floor condominium (1925), Sold for: $362,000. Listed at $389,900. Living area: 1,056 sq.-ft. 5 rooms, 2 bedrooms, 1 baths. On the market: 161 days.

When walking around the Cambridge Reservoir, a favorite detour is to take a walk along one-way Payson Terrace to see a remarkable house. The color alone – a burnt orange that radiates the evening sun – pops out amidst the brown sea of the surrounding brick and boxy Colonials.

The house at 16 Payson Terrace – owned by the same family since 1958 – is as much a residential outlier as the two-family mini-McMansions that have arisen in the Waverley neighborhood. Only this doesn’t crowd out and dominates the surrounding homes; it’s a dash of the exotic in a cool New England town.

The house’s striking hue is just the beginning of what makes this a one-of-a-king residency: the owners inserted whimsical Asian-inspired highlights to the property – a fence with the pickets made with Chinese-symbols, small male and female bronze figurines on the entry post tops and bold Chinese characters and flying, fighting dragons over the main entrance (with a bright red door) and along the eaves.

It doesn’t appear that the family had a direct connection to Asia – it ran Harvard Square’s Colonial Drug on Brattle Street for seven decades before closing in 2013 – so it might just be the joy of having your home be a small part of a far-away land. (I don’t know if a person from China would find this to be a nice gesture to the heritage of their country or oddly inappropriate.)

But it is the exterior that holds your interest: exactly what is it? The salesperson and the town say Colonial, but it is anything like the popular design seen all around town. Rather, it’s a contemporary of when the Colonial had its heyday from the 1910s to 1940s. While you can see many examples of its architectural cousin, the English Tudor, which gained favor in the 1930s, the house at 16 Payson Terrace is an English Cottage design, somewhat rare in Belmont. It has the characteristic distinct and beautiful asymmetrical pairing gables with a free-standing arch and flat-to-the-wall windows. But many “cottages” where built with stone or stucco exteriors; this is a wood frame. Quite distinctive.

The final sales price was lower than the town’s assessment by nearly $100,000 which is explained by a look at the interior: it doesn’t appear to have been touched for decades with the wear and tear of generations living inside. And what crazy wallpaper! I suspect an interior work crew will need about two weeks just to sand, remove, repair and paint the place before the owner would want to step into the house.

While the inside needs a great deal of TLC, a vivid part of Belmont would be lost if the new owners decide to replace the existing exterior color and remove the Asian characters to the all-to-typical “Belmont white.” I ask you: do you want to be just another pearl on a string or the ruby you will always admire?

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Sold in Belmont: Did Location Unfairly Depress Oak Street Bungalow?

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

• 16-18 Dalton Road. Framed two-family (1920) Sold: $938,000. Listed at $895,000. Living area: 3,790 sq.-ft. 15 rooms, 6 bedrooms, 3 baths. On the market: 83 days.

• 4 Oak St. Early Bungalow (1899), Sold for: $661,000. Listed at $849,900. Living area: 1,9 sq.-ft. 6 rooms, 3 bedrooms, 1.5 baths. On the market: 321 days.

The house on the corner of Oak Street and Concord Avenue is likely one of the earliest examples of a bungalow-style residence in these parts. The popularity of the design didn’t begin to take hold around the country for at least a decade after this single family was built in 1899, just a couple of years after the road was laid out. With a little more digging, the Oak Street structure could discover that it has architectural, historical significance.

Despite its age, it appears to have held up well – there’s an active television antenna on the roof – with many of the rooms retaining beautiful wood and plaster ornamentation, especially the dining room with the original lower decor molding. It was last sold in 1988 for what was then close to the average value of a Belmont house.

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Despite having a lot going for it, especially for a young family seeking a Belmont address, the owner could not give this house away. Trotted out for last year’s spring selling season, this 115-year-old house soon resembled the Tom Petty song: “Free Fallin’.”

Original: 3/13/2014: $849,900

4/1/2014: $819,900

4/23/2014: $799,900

5/14/2014: $779,900

6/19/2014: $759,900

7/9/2014: $749,900

8/6/2014: $699,900

Sold: $661,000.

Sure, the initial listing price was ambitious – the town assesses the property at $747,000 – but despite the demand for housing in and around the median price of residential property in the “Town of Homes,” this bungalow only found its floor after losing a quarter of the proposed sale price. That’s a free fall.

Is it that 1,900 square feet isn’t enough livable space anymore? The lack of a large backyard? Being too close to the High School? Or was it that twice each weekday, Concord Avenue is filled with a boatload of vehicles cutting through town for the outer suburbs? Whatever the reason, this early bungalow was bought cheaply.

Sold in Belmont: Million Dollar Bonanza Brings in the New Year

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

• 12 Greensbrook Way. Brick Ranch (1957) Sold: $1,250,000. Listed at $1,250,000. Living area: 2,735 sq.-ft. 8 rooms, 5 bedrooms, 4 baths. On the market: 16 days.

• 37 Marlboro St. Multi-family (1913), Sold for: $825,000. Listed at $825,000. Living area: 2,760 sq.-ft. 12 rooms, 5 bedrooms, 2 baths. On the market: 44 days.

• 30 Somerset St. The Albert Higgins House; Antebellum Greek Revival (1850) Sold: $1,950,000. Listed at $2,325,000. Living area: 4,023 sq.-ft. 13 rooms, 6 bedrooms, 3 full, 3 partial baths. On the market: 219 days.

• 85 Juniper Rd. Quite unique architectural style (1952) Sold: $1,325,000. Listed at $1,250,000. Living area: 2,626 sq.-ft. 7 rooms, 3 bedrooms, 2 baths. On the market: 91 days.

Sixteen days. That’s all it took for a 1950s ranch to sell on fancy Greensbrook Way. For $1.25 million! Well, what do you expect from a residential property across the street from Tagg Romney’s 8,000 square-foot manse. And there’s more! The seller of note was 12 Greensbrook Way LLC, which bought the house in October, 2014 for $1,050,000.

So who is this 12 Greensbrook Way LLC? It’s address is 103 Hemenway St. Suite B2 in Boston, the same address as Real Estate Management & Investment, the Fenway-based real estate investment firm known for constructing multi-story buildings in Boston neighborhoods such as the new 50 Symphony Road condo development. So it won’t shock you to know that the listed broker, OffCampus Apartment Finder, LLC, is a subsidiary of REM&I. 

This sale appears to be a “flip” to a motivated buyer. I would not be surprised if this rather standard eight-room house (rated a B+ by town assessors) on more than half-of-acre of valuable land is put “on the sword” and demolished to build something more “appropriate” for the location. It will be interesting to discover who bought the ranch.

A mention about 85 Juniper Rd: a very unique house with a well-thoughtout architectural approach to the land. I love the two-story rear side, full of windows facing east down the hill. Boxy but functional. It does require work (the interior needs serious updating) but a great house to own. 

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Not attractive even when it was built.

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The backside of this house is just nice.

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With smart interior design, this could become a stunning room.