22 Ryder St, Arlington

Market Analysis for:

Kristin & Brian Azar

Date prepared: 6/24/2018

I've done a market analysis on your home at 22 Ryder St in Arlington and have prepared this document to help explain how I've arrived at a price for your home. I perform a market analysis and calculate a price taking into consideration a home’s location, size, configuration, number of bedrooms and baths, lot size and general condition. I also take into account your reported condition and how, in my experience, that will impact the price of a home making it more or less valuable.  

Contents

  1. Description of Home
  2. Market Dynamics
  3. Analysis of Relevant Properties
  4. Pricing Recommendation
  5. Marketing

Description of home

Please note that these comments do not relate to marketing, but are included purely to ensure that we have captured the information and reflect the major components of your home.

Your home is a colonial on 0.09 acres on a private street in Arlington. It was built in 1988 and has 3 bedrooms and 2 bathrooms. It does not have a garage.
The home is in immaculate condition and its obvious the owners have done huge amounts to improve and maintain their home.  Originally the home was a cape and it was expanded into a colonial style home in 1998.
As you walk in the front door you have the open plan dining room to the left and the front to back living room to the right of the stairs. Everything has been nicely painted with modern and stylish colors. The open plan dining room has a bay window, and is open to the kitchen. The kitchen has stainless steel appliances, a breakfast bar island, tin backsplash, granite counters, ceramic tile floors and a sliding glass door out to the newly built deck outside. The backyard is fully fenced.  There is a full bathroom on this floor with a granite topped vanity, ceramic floor tiles, vinyl tub/shower. The living room is large with closets and is front to back.

Upstairs are 3 good sized bedrooms and the family bathroom. The family  bathroom has access from the master bedroom and the hallway. It has a  marble counter vanity, with vinyl surround tub/shower, marble (?) floor  tiles and is quite stunning. The master bedroom has a walk in closet.
Downstairs to the lower level are two finished rooms with wall to wall carpets, finished nicely. Laundry is through the family room in the unfinished area. Oil fueled furnace with the oil tank underneath the deck outside.  Central air on the second floor, split system on the main floor, and a heating zone in the basement. New roof in 2015.
In summary, the home was built in 1988, is on 0.09 acres, 3 bedrooms, 2 bathrooms, 750 sq ft in the first and second floor each, and approx 15’*30’ in the finished rooms in the basement totaling approx 1950 sq ft in size. Once floorplans have been done we will have a better idea of the total living area in the basement.

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Market Dynamics

We have been experiencing shortages of housing inventory in Arlington over the last 5 years or so. There are always a number of buyers looking to buy in Arlington because of the strong school system, the community dynamics and vibrant downtown. People like the feeling of the downtown area, and want to stop and have a coffee, or have dinner at the many restaurants, or just watch the world go by, chatting with folks who are out and about. The Minuteman bike path and conservation areas close by pull those who desire an outdoor lifestyle while still remaining within commuting distance to Boston.

The Arlington market has seen increasing prices over the last few years given the limited inventory. The demand for homes in Arlington far outweighs the supply and each month a snapshot of available homes for sale shows the declining inventory levels.

Average prices in Arlington are well above average prices obtained in the peak of the market in 2010. Average home prices have been increasing steadily since 2011. The real estate market downturn that existed for the last few years is well and truly over and prices are continuing to increase each year.

Sales distribution statistics for homes show that the $600K price-range is the most active in Arlington. The next busiest price range in Arlington is the $700K price range. 

Before reviewing the price per sq foot charts it is important to throw in a caveat of using the average as the definitive guide. There is wide variability among agents as to what is included in the living area reported in MLS. In some instances, agents will include a finished component of the basement in the living area and this is acceptable so long as how the living area is calculated is disclosed. Others report the living area reported in public record, which never includes finished areas in the basement, but note in MLS that there is a finished basement. To this end, it is important to review each individual listing to determine the ‘true’ price per sq. ft. of above ground living area, but we also need to factor into this when a home has a finished basement.

Reviewing the price per sq. foot charts for single family homes shows us that the average price per sq. ft. in Arlington around the $700K price range is around $452 per sq. ft. It’s important to note that the maximum price per sq. ft. achieved varies across most price ranges, along with the minimum obtained for each price range.

When the year built in the 1980’s the average price per sq. ft. is $354. 

The chart below shows that single family homes in Arlington of similar size to your home in the 1,000 square foot range, have an average price per square foot of $445 but it increases to $586 per sq. ft. when you decrease to the under 1,000 square foot range. It is common across municipalities to see an increase in the price per square foot for smaller sized homes, as it reflects the minimum cost of a home in a town irrespective of the property size.

The chart below shows how many months’ supply of inventory there is in a given price range. It uses the assumption that given the same rate of sales over the prior 12 months, and considering current inventory available for sale, how many months it should take to sell the available inventory. This is referred to “Absorption” in the real estate world. 

Any price range where there is more than 7 months’ supply, we consider there to be an oversupply of inventory, also known as a ‘buyer’s market’. Anything between 4 – 6 months is considered a balanced market. Anything less than 3 months’ supply is considered a shortage of inventory on the market at this price range, also known as a ‘sellers’ market’. As can be seen, currently, absorption rates for all price ranges is almost nothing indicating a severe shortage in every price range.

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Analysis of Relevant Properties

The following map shows the  homes that we believe to be of value in determining the price of your  home. Below the map you will find basic information  provided for each home including the price the home was  listed at, and the price the home sold at (if sold), the listing date, Days on market, Bedrooms, Bathrooms, living area size and lot size.  Noted for each home is a classification of Relevance which outlines whether we think the  property is valued Less (L), Relevant/Comparable (R) or Higher (H) than  your home. The notes for each home outlines the similarities and differences between  your home and the one being analyzed.

Your details: Living area 1950 sq ft | 3 beds | 2 bath | Built 1988 | 0.09 acres

This colonial style home was built in 1926. It is of similar size as your home with 1,980 sq ft of approx. living area which is all above ground. Your home has 1,950 sq ft of approx living area which includes 750 sq ft in the first and second floor each, and approx 450 sq ft in the finished rooms in the basement. This home has the same number of bedrooms as your home, both having 3 bedrooms. It has less bathrooms than your home, with 1.5 bathrooms. It sits on a slightly larger size 0.12 acre lot whereas your home sits on a 0.09 acre lot.
The main level has gleaming hardwood floors, and large windows. The living room has a fireplace with brick facade, triple and double windows, and is partially open to the formal dining room through a cased opening. The dining room has a china cabinet at a corner, and triple windows. The family room is very small and has a bay window. The kitchen has granite countertops, older oak cabinets to the ceiling, double windows over the sink, and white appliances and is nowhere near as appealing as your kitchen. A half bathroom is in this area, and there is exterior access leading out to the backyard. The 2nd level has all 3 bedrooms, an office, and the family bathroom. The bathroom has white beadboard walls, new fixtures, but is dated with faux painting. The bedrooms have gleaming hardwood floors. The master bedroom has sole access to the office which has hardwood floors and walls of windows and was originally a porch off the bedroom.
This home does not have a garage space either but has paved 2 car off street parking. It has steam, gas heating. It was listed for $699,900 and was sold for $675,000.

Relevance: Relevant, but less. Given the larger size above ground living area, inferior condition, 1.5 bathrooms, I believe this home is relevant to your home but your home should sell for more.

Your details: Living area 1950 sq ft | 3 beds | 2 bath | Built 1988 | 0.09 acres

This cape style home was built in 1965. It is slightly smaller than your home with 1,864 sq ft of approx. living area which includes the finished basement. Your home has 1,950 sq ft of approx living area which includes 750 sq ft in the first and second floor each, and approx 450 sq ft in the finished rooms in the basement. This home has the same number of bedrooms as your home, both having 3 bedrooms. It also has the same number of bathrooms as your home, both having 2 full bathrooms. It sits on a larger size 0.15 acre lot whereas your home sits on a 0.09 acre lot.
Upon entry to the home, the living room is on the left and it has a fireplace with white mantel, picture windows, and hardwood floors. The formal dining room is on the right from the entry through a cased opening and it has hardwood floors. The kitchen has some stainless steel appliances, white cabinets to the ceiling, laminate counters, is dated but freshly painted, has an informal dining area, and has an exterior access to the deck. A bedroom with hardwood floors is also on the main level and it is adjacent to a full bathroom that is modern but nowhere near the quality of your bathrooms. The 2nd level has 2 bedrooms with sloping ceilings, hardwood floors, and they share a family bathroom that has been updated on this level. The bigger of the 2 bedrooms has a walk in closet. The finished lower level has a recreation room and it has wall to wall carpeting.
This home does not have a garage space either but has paved 3 car off street parking. It has forced air, gas heating and central air cooling. It was listed for $699,000 and is currently under agreement with competing offers.

Relevance: Relevant, but less. Given the smaller size, inferior condition, cape style home versus your colonial I believe this home is relevant to your home but yours should sell for more.

Your details: Living area 1950 sq ft | 3 beds | 2 bath | Built 1988 | 0.09 acres

This garrison style home was built in 1977. It is slightly smaller than your home with 1,856 sq ft of approx. living area which includes the finished basement. Your home has 1,950 sq ft of approx living area which includes 750 sq ft in the first and second floor each, and approx 450 sq ft in the finished rooms in the basement. This home has the same number of bedrooms as your home, both having 3 bedrooms. It has less bathrooms than your home, with 1.5 bathrooms. It sits on a larger size 0.15 acre lot whereas your home sits on a 0.09 acre lot.
The home was completely renovated in 2015 and the living room has a fireplace with a brick facade, crown molding, picture windows, and hardwood floors. It is partially open to the dining room and the kitchen through a cased opening. The dining area and the kitchen has an open floor plan with hardwood floors and crown molding flowing around the entire area. The dining area has an exterior access to the deck through glass sliders. The kitchen has stainless steel appliances, a breakfast bar island, granite countertops, ceramic tile backsplash, lots of white cabinetry to the ceiling, some overhead cabinets with glass paneled doors, picture window over the sink, and has an exterior access through a side entry adjacent to a half bathroom. The family bedrooms are on the 2nd level and they all have crown molding and hardwood floors and they share an updated family bathroom which is also on this level. The finished lower level has a family room and it has laminate floors and has the laundry area.
This home does not have a garage space either but has 3 car off street parking albeit a steep driveway that is joined with the neighbors. It has forced air, gas heating and central air cooling. It was listed for $729,000 and is currently under agreement with competing offers.

Relevance: Relevant, but less. Given the similar size although slightly smaller, 1.5 bathrooms, similar location desirability, similar condition, inferior driveway access I believe this home is relevant to yours but yours should sell for more.

Your details: Living area 1950 sq ft | 3 beds | 2 bath | Built 1988 | 0.09 acres

This garrison style home was built in 1937. It is larger than your home with 2,034 sq ft of approx. living area which does not include a finished room in the basement. Your home has 1,950 sq ft of approx living area which includes 750 sq ft in the first and second floor each, and approx 450 sq ft in the finished rooms in the basement. This home has the same number of bedrooms as your home, both having 3 bedrooms. It has less bathrooms than your home, with 1.5 bathrooms. It sits on a larger size 0.19 acre lot whereas your home sits on a 0.09 acre lot.
The living room has a fireplace with white mantel, custom built ins, crown molding, and hardwood floors. The formal dining room has chair rails, crown molding, painted mural walls, and wall to wall carpeting. The kitchen has white cabinetry, white appliances, and is quite dated.  The family room has floor to ceiling windows, hardwood floors, and has exterior access to a deck through glass sliders. The bedrooms have hardwood floors. The partially finished lower level has wall to wall carpeting. This home was quite dated and not presented for sale at all with 'stuff' everywhere.
This home has an attached single car garage and has paved single car off street parking. It has steam, gas heating and central air cooling. It was initially listed for $758,000 but its price was dropped to $729,000 before it went under agreement and was sold for $729,000 after 14 days on the market.

Relevance: Relevant but less. Given the larger size of this home, larger lot size, similar desirability of location with this home backing onto Route 2, inferior condition inside, 1.5 bathrooms, I believe this home is relevant to your home but your home should sell for more.

Your details: Living area 1950 sq ft | 3 beds | 2 bath | Built 1988 | 0.09 acres

This garrison style home was built in 1961. It is smaller than your home with 1,773 sq ft of approx. living area which includes the finished basement. Your home has 1,950 sq ft of approx living area which includes 750 sq ft in the first and second floor each, and approx 450 sq ft in the finished rooms in the basement. This home has the same number of bedrooms as your home, both having 3 bedrooms. It also has the same number of bathrooms as your home, both having 2 full bathrooms. It sits on a 0.09 acre lot as does your home.
The home has lovely curb appeal and the living room has a fireplace inset into stone tiles with white mantel, crown molding, bay window, and hardwood floors. It has access to the dining room through double french doors. The dining room has an open floor plan with the kitchen defined by peninsual kitchen cabinets. The dining room has wainscoting, crown molding, and hardwood floors. The kitchen has the breakfast bar peninsula, cabinets to the ceiling, some overhead cabinets with glass paneled doors, breakfast bar island, ceramic tile backsplash, black appliances, and ceramic tile floors, and it has exterior access through a french door. The family bedrooms are on the 2nd level and they all have picture windows and hardwood floors, and they share a family bathroom which is also on this level. The family bathroom is a little dated with tile walls, laminate counter vanity. The family room is on the finished lower level together with a bonus room which has wall to wall carpeting and a basic full bathroom. The family room has a fireplace inset into bricks to the ceiling, ceramic tile floors, and has  exterior access leading to the rear deck through a french door.
This home does not have a garage space either but has paved 3 car off street parking. It has hot water baseboard, gas heating. It was listed for $689,000 and was sold for $740,000.

Relevance: Relevant, but less. Given the smaller size, superior location, inferior condition of bathrooms I believe that once all factors are considered this home is relevant to your home but your home should sell for more.

Your details: Living area 1950 sq ft | 3 beds | 2 bath | Built 1988 | 0.09 acres

This cape style home was built in 1960. It is of similar size to your home with 1,850 sq ft of approx. living area which includes the lower level. Your home has 1,950 sq ft of approx living area which includes 750 sq ft in the first and second floor each, and approx 450 sq ft in the finished rooms in the basement. This home has the same number of bedrooms as your home, both having 3 bedrooms. It has less bathrooms than your home, with 1.5 bathrooms. It sits on a 0.09 acre lot as does your home.
The living room has bay window, and hardwood floors. The formal dining room has an open floor plan with the family room and the kitchen and this area has hardwood floors. The family room also has bay window and has exterior access to the backyard. The kitchen has been newly renovated and is quite stunning with a large breakfast bar peninsula, granite countertops, stainless steel appliances, and white cabinets to the ceiling. The master bedroom is also on the main level and it has hardwood floors and is adjacent to a renovated full bathroom on the same level. The 2nd level includes 2 bedrooms with sloping ceilings and hardwood floors. The finished lower level has a play room with a half bathroom and this area has ceramic tile floors.
This home does not have a garage space either but has paved 2 car off street parking. It has hot water baseboard, oil heating. It was listed for $689,000 and was sold for $754,000.

Relevance: Relevant.  Given the similar size, recent renovation of kitchen, similar condition of bathrooms albeit 1.5 bathrooms, superior location I believe that once all factors are considered this home is relevant to your home.

Your details: Living area 1950 sq ft | 3 beds | 2 bath | Built 1988 | 0.09 acres

This colonial style home was built in 1914. It is smaller than your home with 1,432 sq ft of approx. living area which doesnt include the basement. Your home has 1,950 sq ft of approx living area which includes 750 sq ft in the first and second floor each, and approx 450 sq ft in the finished rooms in the basement. This home has the same number of bedrooms as your home, both having 3 bedrooms. It has less bathrooms than your home, with 1.5 bathrooms. It sits on a larger size 0.18 acre lot whereas your home sits on a 0.09 acre lot.
The curb appeal of this home is lovely with a farmers porch along the front of the home. Upon entry to this home from the farmer’s porch, the main level has an open floor plan which includes the living room, the family room, the dining area, and the kitchen. The living room has picture windows, and crown molding. The family room has exterior access leading to the deck through glass sliders. The kitchen is large and stunning and has a breakfast bar peninsula, granite countertops, ceramic tile backsplash, custom built white cabinets,some overhead cabinets with glass paneled doors, stainless steel appliances, and access to the mudroom leading to a side entry. This home has mostly gleaming hardwood floors, and picture windows. The family bedrooms are on the 2nd level and they also have hardwood floors, and picture windows. The home had been completely renovated in the prior year.
This home does not have a garage space either but has paved 4 car off street parking. It has central heat, forced air, gas heating and central air cooling. It was listed for  $789,000 and was sold for $821,000.

Relevance: Relevant but a smidge higher.  Given the smaller size, but double size lot, superior location, superior condition albeit your condition is stunning also but this is more recent, I believe that once all factors are considered this home is relevant to yours but will sell for a smidge more than your home.

Your details: Living area 1950 sq ft | 3 beds | 2 bath | Built 1988 | 0.09 acres

This ranch style home was built in 1961. It is smaller than your home with 1,702 sq ft of approx. living area which includes the finished lower level. Your home has 1,950 sq ft of approx living area which includes 750 sq ft in the first and second floor each, and approx 450 sq ft in the finished rooms in the basement. This home has the same number of bedrooms as your home, both having 3 bedrooms. It also has the same number of bathrooms as your home, both having 2 full bathrooms. It sits on a larger size 0.14 acre lot whereas your home sits on a 0.09 acre lot.
As a typical ranch style home most important rooms are on  the main level and it is in immaculate condition. The living room has a fireplace with white mantel, picture windows, and hardwood floors. It is partially open to the dining area and the kitchen. The dining area has double windows, custom built ins, and hardwood floors. The kitchen is stunning with a breakfast bar peninsula, granite countertops, white cabinets to the ceiling, stainless steel appliances, hardwood floors, and has exterior access to the backyard. The bedroom wing includes the family bathroom, 2 family bedrooms with hardwood floors, and the master suite. The master bedroom has hardwood floors, and has a renovated attached bathroom with shower stall. The family room, and play room is in the beautifully finished lower level and it has wall to wall carpeting, and has exterior access that leads to the backyard.
This home does not have a garage space either but has paved 4 car off street parking. It has forced air, hot water baseboard, gas heating and central air cooling. It was listed for $749,000 and was sold for $832,000.

Relevance: Relevant, but higher. Given the smaller size, master suite, larger lot size, superior location I believe this home is relevant to your home but it should sell for higher.

Your details: Living area 1950 sq ft | 3 beds | 2 bath | Built 1988 | 0.09 acres

This is our listing. This colonial style home was built in 1924. It is smaller than your home with 1,436 sq ft of approx. living area. Your home has 1,950 sq ft of approx living area which includes 750 sq ft in the first and second floor each, and approx 450 sq ft in the finished rooms in the basement. This home has the same number of bedrooms as your home, both having 3 bedrooms. It has less bathrooms than your home, with 1.5 bathrooms. It sits on a similar size but still larger 0.11 acre lot whereas your home sits on a 0.09 acre lot.
The home had been completely renovated in the prior 2 years, with most of the renovations being completed weeks before coming on the market. Upon entry from the farmer’s porch, the living room has a fireplace, crown molding, double windows, hardwood floors, and is partially open to the formal dining room through a cased opening. The formal dining room has 2 recessed china cabinets, wainscoting, crown molding, triple windows, and hardwood floors and is open to the kitchen via a large cased opening. The kitchen has a breakfast bar island, granite countertops, ceramic tile backsplash, white cabinets, some overhead cabinets with glass paned doors, stainless steel appliances, double windows, and hardwood floors. It also has access to a large renovated half bathroom that also had the laundry installed in it, and exterior access to the deck through double french doors. The family bedrooms, including the master bedroom, are on the 2nd level and they all have crown molding, hardwood floors, and share a family bathroom on this level.
This home has a detached single car garage and  has 2 car off street parking. It has steam, gas heating . It was listed for $699,000 and we sold it for $850,000 with competing offers. We had 19 offers on the home and 13 of those offers had waived the inspection contingency.

Relevance: Higher.  Given the smaller size, recent renovations, larger lot size, 1 car garage, superior location I believe this home will sell for more than your home.

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Pricing Recommendation

My analysis of the relevant homes outlined above suggests a final market value for your home of between $760,000 - $810,000.  

Given the current market dynamics in Arlington, I would suggest listing  your home at the lower end of this price range estimated to attract more  interest and potentially multiple offers.  If the market deems your  home to be worth more than the list price, then the price will be pushed  over the market value of your home, and sometimes well over that when  we get multiple offers.  You can see many examples in the above  mentioned properties that came on the market for a lot less and  competition pushed them up to a higher final sale price. The challenge  in estimating a price for a home is ‘would this home have sold for this  price if they had priced it for higher’ or was competition the driving  factor that got to this price.  Experience tells us that competition is  why they sold for what they did, so we have to be careful with pricing.   Examples of this include the home at 19 Tower Rd which was listed for $749,000 and sold for $832,000 and our listing at 175 Highland Ave which was listed for $699,000 and after 19 offers on the home sold for $850,000.

When homes are  overpriced they end up sitting on the market and ultimately selling for  less than market value, whereas homes priced realistically can often  sell for well over market value. Competition is what will get us the  highest sales price. As we see time and time again, if the buyers  consider the market value of your home to be realistic in relation to  the asking price, then competition will push the price up higher and  often over the market value of the home. The challenge with overpricing  is that the buyers are very educated – they go week after week to see  homes in their price range so they KNOW what the prices are and what  ‘feels’ right.

I have to stress that these are  recommendations.  We would bring  your home on the market at whatever price you deem to be appropriate.  

When  determining the right price - it all depends on your motivation and  your risk tolerance level. We know that homes that are priced at the  'strike price' will sell quicker and may generate more than one offer.   I’m an excellent negotiator and know how to push a price up if we have  the market activity. I also know that some sellers want to put their  home on for a higher price than I might recommend, which I’m willing to  do, so long as it is understood that putting the home on for more than  the majority of buyers perceive its value, could mean that your home  will have a much longer market time and sell for less than it should  have had it been priced properly out of the gate.

I DO NOT  DETERMINE THE PRICE - the market dictates the value - what a buyer is  willing to pay. My job is to make sure that you have the best market  exposure and that your home is positioned well in the market.   I do not  believe in projecting more money than I think your home will sell for  just to get your business.

My team and I know how to stage and  market your home, and I understand its value, but I can only sell it for  what the market or a buyer will pay. I strongly believe that a home  should be priced compared to the current competition, not just on what  has sold in the last six months.  At the end of the day, you will be  competing for the buyers looking for a home like yours and in the same  price range. You can do far more 'damage' to the resultant price we get  for your home if we overprice. The prospective serious buyers will see  your home within the first weekend of your home coming on the market,  and they will have seen everything else in this price range.  In other  words, the serious buyer knows what is priced well.  If they don't see  value in your home at its listing price and are not motivated to make an  offer, then they will move on and keep looking.  In times of increasing  prices, it is often hard to predict what a home will sell for, but be  assured that even if we price your home lower than what market value is  currently, market dynamics will bring the price of the home up to where  it should be.  Prospective buyers should walk in thinking the price  'feels right' and are motivated to make an offer in the short term,  rather than letting several months’ pass.

It is important to  stress the value of marketing your home to capture the highest price.   In times of low inventory, we know your home will sell by doing the  bare minimum to market it, BUT that is not going to get you the maximum  price for your home.  Key to getting the maximum price for your home is  to prepare a comprehensive marketing plan that incorporates all avenues  available to us to expose your home to the maximum number of buyers out  there looking.  Exposure, and feet in the door, is what will get you the  highest price for your home. Basic ratios help explain this.  If 10% of  the buyers who walk in your door fall in love with your home, then if  you only have 10 buyers walking in, then potentially there is only 1  buyer - if you have 100 buyers walking in your door then using the same  ratios, you will potentially have 10 buyers falling in love with your  home.  10 buyers will push the price up versus only one buyer.

 New statistics state that over 100% of potential buyers  search the web as their primary search vehicle.  Thankfully, your home  will show fabulously in photos. With historically low interest rates  likely to increase and inventory at a 7-year low, there are still homes  that do not sell in this market.  I’m making my recommendations to  ensure that you are one of the sellers who will have success in the  first month of being on the market, but optimally the first weekend.


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