4 Beds
2 Baths
1,705 Sqft
Note: This property is not currently for sale or rent.
This property contains 0.12 acres of land mainly classified as residential, two family with a TWO FAMILY style building, built about 1882, having frame exterior and roof cover, 9 total rooms, 4 total bedrooms, 2 total full baths, 0 total half baths.
Beds4
Baths2
Bought10/19/2015
Lot0.12 ac
Area1,705 ft²
Price/ft²$215
Built1882
StyleTWO FAMILY
TypeResidential, two family
Central A/C0%
HeatOIL/STEAM
Fuel4
Central VacFalse
Stories1.5
Flooring
Roof
ExteriorFRAME
Parcel069-034
Our Real Estimate™ is an estimate of the current market value of a home. To arrive at an estimate, the most recent certified appraisal is marked to market by considering when the most recent certified appraisal was performed and the weighted sale-price(SP)-vs-appraised-value(AV) ratios of all subsequently sold, comparable properties within the same zip code.
The formula for the estimate follows the sales comparison (market) approach which is an approach based on the principles of supply and demand (principle of change) and the principle of substitution. The principle of substitution assumes that a prudent person will pay no more for a property than it would cost to purchase a comparable substitute property. A local real estate expert should be consulted to refine the Real Estimate as s/he will consider factors that are impossible to capture in a computer algorithm.
The certified market value of 52 Myrtle Street on January 1, 2023 was $366,600. Subsequently, a total of 717 comparable properties have been sold. The weighted SP/AV ratio of those properties is 1.55. Multiplying the most recent certified appraised value of $366,600 by the weighted SP/AV ratio of properties sold subsequent to the most recent certified appraisal yields a Real Estimate of $568,672.
The most recent certified appraisal estimated that the value of the building was 79% of the total value of the entire property and that the land was worth 21%. If we assume the same ratio of the value of the building and land to the total value of the property, the current estimated value of the building is $450,625 and the value of the land is estimated at $118,047.
Similarly, we estimate that the current Owners’ Equivalent Rent (OER) is $1,896 per month. Owners’ equivalent rent (OER) is the amount of rent that would need to be paid to substitute a currently owned house as a rental property. This value is also referred to as rental equivalent. It is a commonly cited measure that provides a gauge for changes in real estate market values.
We have used an algorithm that applies an OER factor of between 4 and 7.5% of the current market value of a property, depending on the value of the property, to arrive at the OER. An OER answers the question, "If someone were to rent your home today, how much would it rent for monthly, unfurnished and without utilities?" A local real estate expert should be consulted to refine the OER.
| Year | Total | Building | Land | Add ons | Change |
|---|---|---|---|---|---|
| 2023 | $366,600 | $290,500 | $76,100 | $0 | 0.00 % |
| 2022 | $366,600 | $290,500 | $76,100 | $0 | 0.00 % |
| 2021 | $366,600 | $290,500 | $76,100 | $0 | 17.05 % |
| 2020 | $313,200 | $241,300 | $71,900 | $0 | 0.00 % |
| 2019 | $313,200 | $243,900 | $69,300 | $0 | 22.78 % |
| 2018 | $255,100 | $185,800 | $69,300 | $0 | 11.30 % |
| 2017 | $229,200 | $159,900 | $69,300 | $0 | 6.95 % |
| 2016 | $214,300 | $147,100 | $67,200 | $0 | 0.00 % |
Assessors must value all real and personal property within the community to their full and fair cash value. Mass appraisal is the process used by every Massachusetts city and town to create the property appraisal. It differs from the more well-known “bank” or fee appraisal. Although the appraisal concepts are the same and the results similar, the process is different. No particular sale or group of sales is used to determine the value of a property, but all of a certain calendar year’s sales are included in the analysis that set the parameters for the next fiscal year.
The current fiscal year is 2024 and the assessed values are of January 1, 2023.
The current certified assessed value of the 52 Myrtle Street is as follows. The total value is $366,600. The building, if any, is valued at $290,500. The land is valued as $76,100.
| Date | Price |
|---|---|
| April 16, 2016 | $370,000 |
| March 06, 2009 | $181,000 |
| January 13, 2009 | $102,000 |
| August 03, 2006 | $370,000 |
The concerned Registry of Deeds is responsible for recording all real estate transactions and is the source of the following information on sold properties. The table below lists key information about the 10 most recent Arm’s Length Sales in proximity to 52 Myrtle Street.
In real estate, an arm's length transaction is when the buyer and seller each act in their own self-interest to try to get the best deal they can. In most sales, a seller is trying to make a large profit, while the buyer is trying to pay the least amount of money possible. To resolve this discrepancy, both sides agree to meet in the middle and sell the home for its fair market value. In fact, this is how most real estate transactions play out.
| Date | Price | Distance | Address |
|---|---|---|---|
| 09/30/2024 | $345,000 | 0.1 miles | 64 Menlo Street Unit 8, Brockton |
| 07/26/2024 | $392,000 | 0.2 miles | 28 Custer Street, Brockton |
| 05/31/2024 | $765,000 | 0.0 miles | 15 First Street, Brockton |
| 03/08/2024 | $450,000 | 0.3 miles | 207 Nilsson Street, Brockton |
| 01/10/2024 | $539,000 | 0.2 miles | 149 Nilsson Street, Brockton |
| 12/05/2023 | $600,000 | 0.3 miles | 66 Custer Street, Brockton |
| 11/21/2023 | $400,000 | 0.1 miles | 84 Myrtle Street, Brockton |
| 09/22/2023 | $360,000 | 0.2 miles | 148 Menlo Street, Brockton |
| 09/15/2023 | $1,200,000 | 0.1 miles | 761 Warren Avenue, Brockton |
| 08/10/2023 | $551,000 | 0.3 miles | 191 Nilsson Street, Brockton |
The average commute time to work in the U.S. is 25.4 minutes, according to the Census Bureau. Over 10 million Americans travel more than an hour each way to work.
As the minutes add up, so do travel costs and indirectly the value of a home. According to research by Lifehacker, each mile you live from work adds $795 per year to your commuting costs. So, for example, a 30-minute commute saves the homeowner a whopping $23,850 annually comparted to a 1-hour commute.
Click on the thumbnails below to map a route to the closest highway exit, park ‘n ride or airport. The green marker is placed on and the red marker is placed on the destination.
A growing number of studies have determined transport accessibility levels to healthcare using geographical information system (GIS) techniques, by mapping car and public transport travel times and distances to healthcare facilities. Proximity to health care services has a significant impact on the value of a home.
Click on the thumbnails below to map a route to the closest hospital, long-term care facility or community health center. The green marker is placed on and the red marker is placed on the destination.
The location of the nearest fire and police stations affects the perceived value of a home. Nearby public safety services add a valuable sense of neighborhood security. Also, a firehouse nearby might well mean lower homeowners insurance premiums.
Click on the thumbnails below to map a route to the closest police and fire stations. The green marker is placed on and the red marker is placed on the destination.
Open space provides recreational areas for residents and helps to enhance the beauty and environmental quality of neighborhoods. There have been a number of studies on the impact of open space preservation on the value of residential property. Most studies have found that preserving open space land generally, but not always, increases the property value of nearby homes. The studies use a variety of methods to determine this, and consider such variables as the type, location, and use of the open space, and the residential property in question.
Click on the thumbnails below to map a route to potential and certified vernal pools and to natural communities. The green marker is placed on and the red marker is placed on the destination.
Outdoor recreation is a powerful economic engine, generating more than $887 billion in consumer spending in the United States. It also benefits public health, quality of life, property values, and the local tax base, generating $59.2 billion in local and state tax revenue.
Click on the thumbnails below to map a route to outdoor recreational resources. The green marker is placed on and the red marker is placed on the destination.
Hazardous waste can have serious ramifications on the value of the subject property, not to mention the values of surrounding properties and neighborhoods.
Click on the thumbnails below to map a route to the closest hazardous waste site and underground storage tank. The green marker is placed on and the red marker is placed on the destination.
B B Russell Alternative School in Brockton, Massachusetts (MA) serves 53 students in grades 7-12. Find data, reviews and news about this school.
Barrett Russell SchoolBarrett Russell School in Brockton, Massachusetts (MA) serves 236 students in grades KG. Find data, reviews and news about this school.
Brockton Champion High SchoolBrockton Champion High School in Brockton, Massachusetts (MA) serves 190 students in grades 8-12. Find data, reviews and news about this school.
Brockton High SchoolBrockton High School in Brockton, Massachusetts (MA) serves 4,174 students in grades 9-12. Find data, reviews and news about this school.
Dr W Arnone Community SchoolDr W Arnone Community School in Brockton, Massachusetts (MA) serves 790 students in grades KG-5. Find data, reviews and news about this school.
Edison AcademyEdison Academy in Brockton, Massachusetts (MA) serves 246 students in grades 9-12. Find data, reviews and news about this school.
Goddard Alternative SchoolSpecial Education SchoolGoddard Alternative School in Brockton, Massachusetts (MA) serves 56 students in grades 4-12. Find data, reviews and news about this school.
Hancock Elementary SchoolHancock Elementary School in Brockton, Massachusetts (MA) serves 737 students in grades KG-5. Find data, reviews and news about this school.
Huntington Elementary SchoolHuntington Elementary School in Brockton, Massachusetts (MA) serves 494 students in grades KG-5. Find data, reviews and news about this school.
John F Kennedy Elementary SchoolJohn F Kennedy Elementary School in Brockton, Massachusetts (MA) serves 630 students in grades KG-5. Find data, reviews and news about this school.
Joseph F. Plouffe AcademyJoseph F. Plouffe Academy in Brockton, Massachusetts (MA) serves 670 students in grades 6-8. Find data, reviews and news about this school.
Louis F Angelo Elementary SchoolLouis F Angelo Elementary School in Brockton, Massachusetts (MA) serves 831 students in grades KG-5. Find data, reviews and news about this school.
Manthala George Junior SchoolManthala George Junior School in Brockton, Massachusetts (MA) serves 919 students in grades KG-5. Find data, reviews and news about this school.
North Middle SchoolNorth Middle School in Brockton, Massachusetts (MA) serves 544 students in grades 6-8. Find data, reviews and news about this school.
Oscar F Raymond Elementary SchoolOscar F Raymond Elementary School in Brockton, Massachusetts (MA) serves 1,039 students in grades KG-8. Find data, reviews and news about this school.
South Middle SchoolSouth Middle School in Brockton, Massachusetts (MA) serves 541 students in grades 6-8. Find data, reviews and news about this school.
West Middle SchoolWest Middle School in Brockton, Massachusetts (MA) serves 651 students in grades 6-8. Find data, reviews and news about this school.
The late Lord Harold Samuel, a real estate tycoon in Britain, coined the expression: ‘There are three things that matter in property: location, location, location’ and it is as true today as it was 100 years ago. In an effort to help you better understand the surroundings of we make use of the concerned Blocks and Block Groups, as defined by the U.S. Census Bureau, to group nearby properties and then analyze and summarize their characteristics.
The Block that 52 Myrtle Street Brockton MA 02301 is a part of is comprised of 17 properties of which 17 (100%) are residential properties.
The property with the longest running occupancy, by the current owner, is 68 Myrtle Street Brockton MA 02301 which has been owned by the same owner for 25 years. The value of that property has appreciated 267% since it was purchased.
Conversely, the most recently purchased property in the neighborhood was 15 First Street Brockton MA 02301. It was purchased on 05/31/2024 for $765,000 and has an estimated market value of $682,220.
Block Map
2 Net Living Area (NLA) in square feet
Property Types
| Property Type | Count |
|---|---|
| Residential | 17 |
Property Sub-Types
| Total Value | ||||
|---|---|---|---|---|
| Count | Property Sub-Type | Min | Max | Avg |
| 8 | Residential, three family | $258,800 | $363,000 | $296,437 |
| 6 | Residential, two family | $214,100 | $297,500 | $246,800 |
| 3 | Residential, single family | $175,900 | $250,400 | $201,866 |
Block Group Map
Turn Over
Real estate turnover is the frequency as which homes in a given neighborhood sell and is an important characteristic of the “churn” within a neighborhood. Turnover rates vary from location to location. According to the National Association of Home Builders, the average homeowner plans to move every 13 years, with younger first-time homebuyers relocating slightly more frequently.
The Block Group that 52 Myrtle Street Brockton MA 02301 is a part of is comprised of 335 properties of which 328 (98%) are residential properties. Over the last 10 years, the annual rate of turnover has been as follows:
| Year | Turnover (%) |
|---|---|
| 2024 | 1% |
| 2023 | 3% |
| 2022 | 7% |
| 2021 | 6% |
| 2020 | 4% |
| 2019 | 4% |
| 2018 | 4% |
| 2017 | 5% |
| 2016 | 5% |
| 2015 | 4% |
The typical property in this neighborhood has a value of $214,110. The typical property in this neighborhood as 1,377 ft² of net living area and a land size of 0.00 ac.
Similar Properties (49)
| Min | Max | Avg | Subject Property | Difference | |
|---|---|---|---|---|---|
| Worth1 | $187,400 | $239,500 | $214,110 | $366,600 | 71 % |
| Living Area2 | 1,120 ft² | 1,668 ft² | 1,377 ft² | 1,705 ft² | 24 % |
| Years Since Built | 20 | 36 | 30 | 142 | 300.0 % |
| Years of Ownership | 0 | 33 | 13 | 9 | -4 |
2 Net Living Area in square feet
Property Types
| Property Type | Count |
|---|---|
| Residential | 328 |
| Tax Exempt | 5 |
| Commercial | 2 |
Property Sub-Types
| Total Value | ||||
|---|---|---|---|---|
| Count | Property Sub-Type | Min | Max | Avg |
| 134 | Residential, single family | $136,100 | $264,700 | $193,085 |
| 77 | Residential, two family | $193,100 | $348,000 | $255,006 |
| 60 | Residential, three family | $244,700 | $363,000 | $299,946 |
| 49 | Condominium | $112,300 | $152,100 | $133,285 |
| 4 | Land, undevelopable | $1,000 | $1,300 | $1,200 |
| 3 | Housing Authority | $268,500 | $341,500 | $293,500 |
| 2 | Multiple Houses on one parcel | $295,500 | $382,800 | $339,150 |
| 1 | Accessory Land with Improvement | $8,100 | $8,100 | $8,100 |
| 1 | Land, developable | $68,800 | $68,800 | $68,800 |
| 1 | Gasoline Service Stations | $452,900 | $452,900 | $452,900 |
| 1 | Fraternal Organizations | $283,200 | $283,200 | $283,200 |
| 1 | Housing, Other | $279,000 | $279,000 | $279,000 |
| 1 | Vacant, Housing Authority | $1,100 | $1,100 | $1,100 |