Fill - 2 High Rock Way, Allston, MA 02134

P.T. Vineburgh

REALTOR

SELLER'S REPORT

2 High Rock Way, Allston, MA 02134

P| r| e| s| e| n| t| e| d| | b| y

M| o| b| i| l| e| :| | (| 617| )| | 921| -| 9060 | F|a| x| :| | (| 617| )| | 587| -| 9877

M| a| i| n| :| | p| t| v| i| n| e| b| u| rg| h| @|c| h| a| rl| e| sg| a| t| e| re| a| l| t| y| .| c| o| m

Charlesgate Realty Group

867| | B| o| y| l | s| t| o| n| | S| t

3| r| d| | F| l| o| o| r

B| o| s| t| o| n, | M| A| | 02116

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

2 High Rock Way, Allston, MA 02134

Legend:

Subject Property

Off Market

Sold Date: 12/8/2009, Public Record

Your Comp Analysis

$1,399,000

Last Edited: 7/15/2021

$550 Price per Sq. Ft.

Your Comp Analysis Range

$1.3M – $1.5M

This report contains data and information that is publicly available and/or licensed from third parties and is provided to you on an "as is"

and "as available" basis. The information is not verified or guaranteed. Neither this report nor the estimated value of a property is an

appraisal of the property. Any valuation shown in this report has been generated by use of proprietary computer software that

assembles publicly available property records and certain proprietary data to arrive at an approximate estimate of a property's value.

Some portions of this report may have been provided by an RPR user; RPR is not responsible for any content provided by its users. RPR

and its information providers shall not be liable for any claim or loss resulting from the content of, or errors or omissions in, information

contained in this report.

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Home Facts

Home Facts Public Facts Listing Facts

Realtor

Refinements

Property Type Multifamily/Multiplex – –

Property Subtype Duplex (2 units, any combination) – –

Bedrooms 10 – –

Total Baths 6 – –

Full Baths 4 – –

Partial Baths 2 – –

Living Area (sq ft) 2,543 – –

Lot Size 4,870 sqft – –

Lot Dimensions 4870 SF – –

Garage (spaces) 0 – –

Year Built 1875 – –

Total Rooms 15 – –

Style Conventional – –

Roofing Asphalt – –

Heating Forced Air Unit – –

Cooling Yes – –

Fireplaces 1 – –

Basement Full Basement – –

Exterior Walls Siding (Alum/Vinyl) – –

Number of Units 2 – –

Number of Stories 3+B – –

Homeowner Facts

Owner Name (Public) Saltshaker Real Est Llc; Brook Property Management

Mailing Address 193 Harvard St Brookline MA 02446-5013

Vesting Company/Corporation

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Interior Details

Gross Area 4207 sq ft

Exterior Details

Lot Size - Square Feet 4870 sq ft

Lot Size - Acres 0.112 ac

Roof Type Gable

Location Details

Walkability Score (out of 5) Overall: 3.8 | Amenity: 3.8 | Leisure: 3.8

Other Details

Effectiv e Year Built 2009

Building Condition Average

This chart rates the overall livability of a

selected ZIP code on a scale from 0 to

100. AARP Livability™ is a trademark of

AARP Inc.

Data Source: AARP

Update Frequency: Annual

0-19 20-39 40-59 60-79 80-100

HousingHousing

Affordability & Access

5050

NeighborhoodNeighborhood

Access to Life, Work & Play

7575

TransportationTransportation

Safe & Convenient Options

8282

EnvironmentEnvironment

Clean Air & Water

7373

HealthHealth

Prevention, Access & Quality

7373

EngagementEngagement

Civic & Social Involvement

5454

OpportunityOpportunity

Inclusion & Possibilities

2626

T otal S coreT otal S core

6262 / 100 / 100

A score over 50 is above average

Extended Home Facts

Legend:

Subject Property

AARP Livability™ Index for 02134

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Historical Photos

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

02134

Suffolk County

Massachusetts

Median Estimated Home Value

This chart displays property estimates for

an area and a subject property, where

one has been selected. Estimated home

values are generated by a valuation

model and are not formal appraisals.

Data Source: Valuation calculations

based on public records and MLS sources

where licensed

Update Frequency: Monthly

Sales Date Sales Amount Price per sq. ft.

12/8/2009 $950,000 $373

8/29/2008 $382,000 $150

10/29/1993 $179,000 $70

1/2/1992 $195,000 $76

Sales History

Date Improvements Land Total Tax

2020 $842,100 $320,300 $1,162,400 $12,275

2019 $883,500 $245,000 $1,128,500 $11,894

2018 $819,500 $245,000 $1,064,500 $11,156

2017 $768,800 $245,000 $1,013,800 $2,446

2016 $644,300 $245,000 $889,300 $9,782

2015 $603,600 $181,500 $785,100 $9,508

2014 $487,900 $181,500 $669,400 $8,421

2013 $432,600 $181,500 $614,100 $8,069

2012 $458,100 $151,200 $609,300 $7,945

2011 $446,000 $151,200 $597,200 $7,638

2009 $295,500 $169,500 $465,000 –

2008 $303,700 $169,500 $473,200 –

2007 $312,700 $169,500 $482,200 –

Assessed Values

Property History

Legal Description

APN: Tax ID: Zoning: Census Tract: Abbreviated Description: City/Municipality/Township:

ALLS W:21 P:01085 S:000 – – 250250006.021009 CITY/MUNI/TWP:BOSTON-

ALLSTON

Allston, MA 02134

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Mortgage Records

Recording

Date

12/1/2004 3/19/2003 1/24/2002 7/14/1998

Borrower

Name

CAROLE A FORBES, BRIAN K

FORBES

CAROLE A FORBES, BRIAN K

FORBES

BRIAN K FORBES CAROLE A FORBES

Vesting

Type

– – –

Et al (and others) - vendor

data only

Lender

Name

FLEET NATIONAL BANK FLEET NATIONAL BANK

AMERICAN MONEY

CTR

BANKBOSTON

Lender

Type

Bank Bank Not Known Bank

Loan

Amount

$120,000 $100,000 $240,000 $25,000

Deed Records

Recording Date 6/16/2016 12/8/2009

Document Type QC DE

Sales Price – $950,000

Sales Price Code Non-arms length transaction. Full amount stated on Document

Buyer Name SALTSHAKER REAL ESTATE SALTSHAKER HOLDINGS LL

Buyer ID Trustee –

Seller Name SALTSHAKER HOLDINGS LL TODD A MACK

Seller ID Company or Corporation –

Document # 52417 00113341

Total Transfer Tax $98 –

Book # 56283 45819

Page # 273 107

2 High Rock Way, Allston, MA 02134

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7/15/2021

Sales and Financing Activity

This chart shows a property's sales and financing history. It can be used to compare the value of the property as seen by public records, such as deeds and tax

records, with the estimated home value. Actions taken against the owner, such as the issuance of a Notice of Default, are noted. Sales activity, such as listing

date and price reductions, are highlighted.

KEY Sale

Listing

Activity

Financing

Activity

Distressed

Actions

Assessed

Value

Assessor

Market Value

Sales Comp

Valuation

Est. Loan

Balance

Data Source: Public records and proprietary data; listing data from on- and off-market listings sources

Update Frequency: Valuations are updated twice monthly; actions on the home, such as listing activity or distressed property notices, are updated daily as made

available from public records sources

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Median Est. Home Value

$518K

Down -4.1%

Median Listing Price

$530K

Down -8.5%

Median Days in RPR

Up 31.3%

Sales Volume

Up 60%

Market Activity for 02134

Estimated Home Values

This map layer shows the average estimated home values, based on the AVMs and RVMs® for properties in an area. Source(s): Public records and MLS data

where licensed; updated Quarterly.

Market Snapshot

Compared with Last Year: July 15, 2020 vs. July 15, 2021

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Above Listing Price

Below Listing Price

Number of Sales

Listing Price vs. Sales Price

This chart displays the average

percentage difference between the

listing and selling price, compared by

length of time properties were for sale in

this market.

Data Source: On- and off-market listings

sources

Update Frequency: Monthly

Price Adjustments (-)

Number of Price Adjustments - All Listings

Average Price Adjustments

This chart displays the average

percentage adjustment from the original

list price, compared by length of time

properties have been for sale in this

market.

Data Source: On- and off-market listings

sources

Update Frequency: Monthly

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Median Estimated Value

Median List Price

Median Estimated Home Value

vs. Median Listing Price

This chart compares a ZIP code's median

estimated home value with its median

listing price. Estimated home values are

generated by a valuation model and are

not formal appraisals.

Data Source: Public records data; listing

price data from on- and off-market listings

sources

Update Frequency: Monthly

Median Sales Price

Public Records

Median Sales Price

Listings

Sales Volume

Public Records

Sales Volume

Listings

Median Sales Price vs. Sales

Volume

This chart compares the price trend and

sales volume for homes in an area.

Home prices typically follow sales

volume, with a time lag, since sales

activity is the driver behind price

movements.

Data Source: Public records and listings

data

Update Frequency: Monthly

Market Health Charts and Comparisons

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Median List Price

Listing Volume

Median Listing Price vs. Listing

Volume

This chart compares the listing price and

listing volume for homes in an area.

Listing prices often follow listing volume,

with a time lag, because supply can drive

price movements.

Data Source: On- and off-market listings

sources

Update Frequency: Monthly

ZIP Count Listings by PropertyType

Listing Inventory

This chart shows the number of For Sale

listings in a ZIP code.

Data Source: On- and off-market listings

sources

Update Frequency: Daily

Comps

Price per Bedroom of Homes

Sold

This chart shows the distribution of

homes reported sold in the past six

months at different prices per bedroom in

the area of your search. The amount

shown for the subject property is sold

data where available, or the property's

estimated value when sales data are

unavailable (such as a non-disclosure

state) or provided in range format.

Data Source: Public records and MLS

data where licensed

Update Frequency: Monthly

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Comps

Median Sales Price by Square

Footage

This chart shows the median price of

homes reported sold in the past six

months, according to the size of the

living space (square footage sourced

from public records). The amount shown

for the subject property is sold data where

available, or the property's estimated

value when sales data are unavailable

(such as non-disclosure states) or

provided in range format.

Data Source: Public records and MLS

data where licensed

Update Frequency: Monthly

Comps

Price Range of Homes Sold

This chart shows the distribution of

homes reported sold in the past six

months within different price ranges in

the area of your search. The amount

shown for the subject property is sold

data where available, or the property's

estimated value when sales data are

unavailable (such as a non-disclosure

state) or provided in range format.

Data Source: Public records data

Update Frequency: Monthly

Comps

Price per Square Foot of

Homes Sold

This chart shows the distribution of

homes reported sold in the past six

months at different prices per square foot

(living area sourced from public records).

Data Source: Public records data

Update Frequency: Monthly

This House

Comps

Age Range of Homes Sold

This chart shows the distribution of

homes reported sold in the past six

months of different age ranges in the

area of your search.

Data Source: Public records data

Update Frequency: Monthly

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Sales Count by Bedroom

Number of Bedrooms in

Homes Sold

This chart shows the distribution of

homes reported sold in the past six

months, according to the number of

bedrooms, in the area of your search.

Data Source: Public records data

Update Frequency: Monthly

02134

Suffolk County

Massachusetts

Median Days in RPR

This chart shows how long homes are

listed on RPR before their status is

converted to sold. The median is

calculated for all homes sold in a given

month.

Data Source: On- and off-market listings

sources

Update Frequency: Monthly

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

LEGEND: Subject Property Pending For Sale or For Lease Distressed Recent Sale Off Market

Comps Map

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Comps

Selected by

Agent

Address 2 High Rock Way

Allston, MA 02134

108 Allston St

Allston, MA 02134

34 Ridgemont St

Allston, MA 02134

600 Cambridge St

Allston, MA 02134

Status

Subject Property 1 Closed 2 Closed 3 Active

Amount – $1,790,000

Closed Price

$1,080,000

Closed Price

$1,300,000

List Price

Recording Date 12/8/2009 5/13/2021 1/22/2021 –

Days in RPR – – 127 55

Price Per Sq. Ft. – $652 $371 $436

Bedrooms 10 8 7 8

Total Baths 6 5 4 4

Partial Baths 2 1 – 1

Total Rooms 15 14 11 15

Living Area 2,543 2,746 2,910 2,981

Lot Size 4,870 sqft 9,000 sqft 10,150 sqft 3,070 sqft

Year Built 1875 1890 1875 1910

Building Size Range

(low)

– – – –

Building Size Range

(high)

– – – –

Property Type Multifamily/Multiplex Multifamily/Multiplex Multifamily/Multiplex Multifamily/Multiplex

Property Subtype Duplex (2 units, any

combination)

Triplex (3 units, any

combination)

2 Family - 2 Units

Up/Down

2 Family - 2 Units

Up/Down

Proximity – .15 Mi. .15 Mi. .18 Mi.

MLS ID – – 72728546 72836118

Listing Broker – – Courtesy of Coldwell

Banker Realty - Wellesley

Listing Courtesy of

Berkshire Hathaway

HomeServices

Commonwealth Real

Estate

Description

Highlighted fields

were changed by

agent to ref lect

knowledge of this

property.

Great opportunity in

allston for investor or

owner occupied 2 family

home! privacy abounds on

this hilltop victorian-era

property on a lovely side

street in allston with

wonderful views of the

city! set back from the

street on a 10,000 square

foot lot, this property offers

2 units & 2 off street

parking spaces.the first

floor unit offers 2

bedrooms, 2 full baths, 9

foot ceilings, hardwood

flooring throughout &

access to a finished

basement.the second unit

has 2 floors, 5 bedrooms,

in-unit laundry& 2 full

baths.each unit offers a

large kitchen & pantry.

The property has had…

Oversized attached multi-

family in allston. First floor

unit features 2 bed/1bath

with full renovation in

2018. 2nd and 3rd floors

cover 6bed/2.5bath unit

with a lease through

8/31/2021 at

$3,720/month. The

landlord renovated the

2nd floor bath sink,

polished floors and new

tile floors in the kitchen.

There is a finished

playroom in the basement

which offers plenty of

space for storage. A few

minutes walk to the train

station and bus service in

this neighborhood takes

you directly to boston

university west campus in

10 minutes. Over $90k per

year in potential rental

inco…

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

LEGEND:

Subject Property

This Property

Closed

108 Allston St, Allston, MA 02134

Sold Date: 5/13/2021

Public Record

Closed Price

$1,790,000

Closed Date: 5/13/2021

Current Estimated Value

$1,470,000

Last AVM Update: 6/29/2021

AVM Est. Range:

$911K – $2.03M

AVM Confidence:

AVM Change

Last 1 Month: $329,000

AVM Change

Last 12 Months: -22.83%

Home Facts Public Facts Listing Facts

Property Type Multifamily/Multiplex –

Property Subtype Triplex (3 units, any combination) –

Bedrooms 8 –

Total Baths 5 –

Full Baths 4 –

Partial Baths 1 –

Living Area (sq ft) 2,746 –

Lot Size 9,000 sqft –

Lot Dimensions 9000 SF –

Garage (spaces) 0 –

Year Built 1890 –

Total Rooms 14 –

Style Conventional –

Roofing Asphalt –

Heating Forced Air Unit –

Basement Full Basement –

Exterior Walls Siding (Alum/Vinyl) –

Number of Units 3 –

Number of Stories 2 story with Basement –

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

LEGEND:

Subject Property

This Property

Closed

34 Ridgemont St, Allston, MA 02134

Sold Date: 1/22/2021

MLS Listing 72728546: 9/17/2020

Closed Price

$1,080,000

Closed Date: 1/22/2021

Days in RPR: 127

Current Estimated Value

$1,090,000

Last AVM Update: 6/29/2021

AVM Est. Range:

$981K – $1.2M

AVM Confidence:

AVM Change

Last 1 Month: $6,000

AVM Change

Last 12 Months: -10.5%

Great opportunity in Allston for

investor or owner occupied 2

family home! Privacy abounds on

this hilltop Victorian-era property

on a lovely side street in Allston

with wonderful views of the city!

Set back from the street on a

10,000 square foot lot, this

property offers 2 units & 2 off street

pa…

Home Facts Public Facts Listing Facts

Property Type Multifamily/Multiplex Multifamily/Multiplex

Property Subtype Duplex (2 units, any combination) 2 Family - 2 Units Up/Down

Bedrooms 6 7

Total Baths 4 4

Full Baths 4 4

Partial Baths – –

Living Area (sq ft) 2,910 2,910

Lot Size 10,150 sqft 10,150 sqft

Lot Dimensions 10150 SF –

Garage (spaces) 0 –

Year Built 1875 1875

Total Rooms 11 11

Style Conventional –

Roofing Asphalt Asphalt/F-Glass Shingle

Heating Hot Water –

Fireplaces 1 –

Basement No Basement Partially Finished

Foundation – Fieldstone

Exterior Walls Wood Siding Wood

Number of Units 2 2

Number of Stories 3 3

Courtesy of Coldwell Banker Realty - Wellesley

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

LEGEND:

Subject Property

This Listing

Active

600 Cambridge St, Allston, MA 02134

Active: 5/21/2021

List Price

$1,300,000

List Date: 5/21/2021

Days in RPR: 55

Current Estimated Value

$1,246,000

Last AVM Update: 6/29/2021

AVM Est. Range:

$1.17M – $1.32M

AVM Confidence:

AVM Change

Last 1 Month: $94,000

AVM Change

Last 12 Months: 16.44%

Oversized attached multi-family in

Allston. First floor unit features 2

bed/1bath with full renovation in

2018. 2nd and 3rd floors cover

6bed/2.5bath unit with a lease

through 8/31/2021 at

$3,720/month. The landlord

renovated the 2nd floor bath sink,

polished floors and new tile floors

in the kitc…

Home Facts Public Facts Listing Facts

Property Type Multifamily/Multiplex Multifamily/Multiplex

Property Subtype Duplex (2 units, any combination) 2 Family - 2 Units Up/Down

Bedrooms 8 8

Total Baths 4 4

Full Baths 3 3

Partial Baths 1 1

Living Area (sq ft) 2,981 2,981

Lot Size 3,070 sqft 3,070 sqft

Lot Dimensions 3070 SF –

Garage (spaces) 0 –

Year Built 1910 1910

Total Rooms 12 15

Style Other –

Roofing Asphalt –

Heating Forced Air Unit –

Basement No Basement Full, Walk-Out

Foundation – Concrete Block, Fieldstone

Construction Frame –

Exterior Walls Asbestos Shingle –

Number of Units 0 2

Number of Stories 3 3

Listing Courtesy of Berkshire Hathaway HomeServices Commonwealth Real Estate

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Changes Based on Home Facts

–

Home Improvement Adjustments

–

Needed Improvement Adjustments

–

Market Condition Adjustments

$43,760

Details of Refined Value Analysis

Signature

Date

Sellers

Signature Date

Broker / Agent

Average of Comps

$1,236,746

Adjustments

–

Recommended Price

$1,399,000

(or $550 per sq. ft.)

Details of Comparative Analysis

Recommended Pricing Strategy

This chart compares the high, low and median price of homes in various listing statuses in the subject property's ZIP code to help determine the asking price for

the subject property. The prices of the User Selected Comps are closed prices where available.

User Selected Comps

Market Activity

For Sale Listings

Market Activity

Closed

Market Activity

Distressed

Market Activity

Expired Listings

Market Activity

Pending Sales

Lowest Price $1,080,000 $699,000 $796,000 $1,223,000 $729,690 $899,900

Median Price $1,300,000 $1,399,000 $955,750 $1,664,000 $1,499,950 $1,507,000

Highest Price $1,470,000 $1,950,000 $1,700,000 $5,923,000 $2,995,000 $2,770,000

Median Price Per Sq. Ft. $436 $436 $375 $420 $491 $427

Median Days in RPR 91 34 78 – 132 44

</div>

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

Low High

Price

Encumbrances

First Loan

Second Loan

Estimated Closing Costs

Commissions

Escrow Items

Escrow Fees

Home Warranty

Other Work

Pest Inspection

Tax Stamp

Termite Work

Title Insurance

Seller Concessions

Seller Conveyances

Other

Net Cash to Seller

Seller date

Seller’s Proceeds

I understand that the above is an estimate only and not the actual costs which would be incurred if an actual sale is consummated. The estimated amounts above

are not guaranteed in any way.

2 High Rock Way, Allston, MA 02134

Information is not guaranteed. Equal Housing Opportunity.

7/15/2021

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The data contained in your report includes some or all of the following:

Listing data from our partner MLSs and CIEs, and related calculations, like

estimated value for a property or median sales price for a local market.

Public records data including tax, assessment, and deed information.

Foreclosure and distressed data from public records.

Market conditions and forecasts based on listing and public records data.

Census and employment data from the U.S. Census and the U.S. Bureau of

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Demographics and trends data from Esri. The data in commercial and economic

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Specialty data sets such as walkability scores, traffic counts and flood zones.

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2 High Rock Way, Allston, MA 02134

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7/15/2021

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