How accurate is an online estimate?

Zillow reports a median error of 7.5% on off market homes, which is about $67,500 on a $900,000 property. Half of all homes are off by more than that. Automated models lean on public record square footage and nearby sales, so they misprice renovated homes, finished basements the assessor never recorded, and anything with an unusual layout.

What does a broker valuation include?

A written opinion of value from a licensed broker who has sold in your town. It uses MLS PIN closed sales rather than public estimates, adjusts for condition, renovations, parking, and outdoor space, and shows you the current competing inventory. You get a recommended list price and the reasoning behind it, including what is and is not worth doing before you list.

What if I own a two family or a condo?

Automated models are least reliable on exactly these properties, and Greater Boston is full of them. A two or three family has a value as a home and a separate value as an investment, and those two numbers are often meaningfully different. We price both, which matters if you are deciding whether to sell or keep renting it.

When should I list my rental in Greater Boston?

Sixty to ninety days before the lease starts. This market runs on the September 1 cycle, so spring and early summer are when most September tenants commit. Off cycle units still rent, but pricing and days on market are much more forgiving when your timing lines up with the cycle.

How do you decide the asking rent?

We pull closed rentals from MLS PIN for comparable units in your town, then adjust for condition, parking, outdoor space, laundry, and utilities. Overpricing costs more than it looks like it saves, because one vacant month on a $3,000 unit wipes out the extra $100 per month you were holding out for.

Who pays the broker fee under the new Massachusetts law?

Since the Massachusetts broker fee law took effect in August 2025, the party who hires the broker pays the fee, so when a landlord engages us the fee is no longer passed to the tenant. We build that into the rent strategy up front and show you your net number before anything goes live.

Do you handle everything after the tenant moves in?

We can. Our property management service covers rent collection, maintenance coordination, and renewals for condos, single families, and small multifamily buildings. Plenty of owners use us for lease up only, and that works too.

What types of investment property do you focus on?

Two to four unit buildings, triple deckers, and house hack candidates in Newton, Watertown, Waltham, Medford, and Malden. We underwrite the rents unit by unit against MLS PIN rental comps rather than trusting the listing sheet, and we price every building both as a home and as an investment.

What is house hacking and does it work in Greater Boston?

You buy a two to four family, live in one unit, and rent the others. That lets you use owner occupant financing with a smaller down payment while rental income covers a large share of the mortgage. In this market it is usually the most realistic path for a first time buyer to own a multifamily.

How does the MBTA Communities Act change the math on multifamily?

Section 3A requires MBTA communities to zone districts where multifamily is allowed by right, so parcels inside those overlays can carry development or expansion value that the current building does not show. We check the overlay maps as part of pricing any property we buy or sell in these towns.

I already own rental property. How can you help?

Three ways. A free valuation that prices the building both as a home and as an investment, landlord representation when a unit turns over, and property management if you want out of the day to day. If you are weighing a sale against a 1031 exchange, we run the numbers around your tax advisor's timeline.

Leave a Message

I agree to be contacted by PH Realty Group via call, email, and text for real estate services. To opt out, you can reply 'stop' at any time or reply 'help' for assistance. You can also click the unsubscribe link in the emails. Message and data rates may apply. Message frequency may vary. Privacy Policy.

Thank you for your message. We will be in touch with you shortly.

SEE ALL PHOTOS

Sold

84 South St # 3

84 South St # 3, Waltham, MA 02453

$408,000

HIGHLY DESIRABLE BRANDEIS UNIVERSITY LOCALE! Featuring soaring high ceilings, beautiful eat-in kitchen with granite countertops and stainless steel appliances, huge sun-filled living room, spacious master bedroom, natural gas heating and hot water, central air, in-unit laundry, relaxing rear deck, and parking. Private basement and attic storage provide ample space. Exceptional investment opportunity - currently rented with excellent rental income potential, or can be delivered vacant for owner occupancy. Walk to Brandeis University, vibrant Moody Street restaurants and shops, Commuter Rail station, and public transportation. Minutes to Route 95/128, Mass Pike, and downtown Boston. Perfect for investors or buyers wanting low-maintenance living in one of Waltham's most sought-after areas!

1
bed

1
bath

856 Sq.Ft. LIVING AREA

Ethan Piani-Hohmann

title Founder & Broker
PHONE (781) 879-0863
EMAIL [email protected]
DRE # 9629935

Features & Amenities

Interior

total bedrooms1
Total bathroom1
full bathroom1
Laundry room In Unit
Flooring Tile, Hardwood

Area & Lot

Status Sold
Date Sold September 25, 2025
Living Area856 Sq.Ft.
Total Area856 Sq.Ft.
MLS® ID73414891
TypeCondo
YEAR BUILT2005
NeighborhoodWaltham
Elementary SchoolStanley
Middle SchoolWhittemore
High SchoolWaltham High

Exterior

STORIES1
water SourcePublic
roofShingle
HEAT TYPEForced Air, Natural Gas
AIR CONDITIONINGCentral Air
sewerPublic Sewer
other exterior FeaturesDeck

Financial

Sales Price$408,000
Real Estate Tax $3,945/yr
HOA $200
Zoning RES

Waltham

Waltham is a city of 65,000 people on the Charles River, 10 miles west of downtown Boston. The median sale price is $775,000 and the FY2026 residential tax rate is $10.32 per $1,000, the lowest in the corridor. Two commuter rail stations, Brandeis, and Bentley keep demand steady year round.

Explore

Work With Us

We pride ourselves in providing personalized solutions that bring our clients closer to their dream properties and enhance their long-term wealth. Contact us today to find out how we can be of assistance to you!

Follow Me on Instagram

Follow Me

PH Realty Group

Contact Us

Phone

(781) 879-0863

[email protected]

Address

1075 Washington St West Newton, MA 02465

Submit a Message

Middle Name

Name

Phone

Message