11 Blackburn Terrace, Needham

Introducing TEAM PEARLSTEIN

ABOUT NOAH & LISA PEARLSTEIN Noah and Lisa bring a combined 43 years of experience in the Greater Boston real estate market. As a team, they work tirelessly to provide the highest level of customer service, unsurpassed quality and results to their clients. This has enabled them to consistently win Quality Service Awards in addition to Top Achiever awards year after year.

Noah brings 13 years of experience as a Brookline firefighter and fire inspector. His extensive knowledge of building construction, combined with his in depth understanding of the real estate market and buyers’ and sellers’ needs, positions him well to serve buyers, sellers, investors and builders. Lisa’s background in marketing and sales, her extensive knowledge of the Rte 128 corridor real estate market, and her ability to listen to and act upon her clients’ needs has been a winning formula for her buyers and sellers. Whether buying or selling, you can count on Noah and Lisa to be there through every step of the process, offering their expertise and superior negotiating skills.

TEAM PEARLSTEIN What do our clients say?

“If you want a team of two professionals who will “sell” your house and not just “show” your house, we recommend engaging Noah and Lisa Pearlstein. They are true professionals who were sensitive to our personal and emotional needs throughout the entire process. After working with two other agencies over a two year period, Noah and Lisa were the most responsive, communicative, organized and caring. Results—they sold our house in less than a month”!

–M.G. and A.G., Needham “Working with Noah and Lisa to find our home couldn’t have been a more pleasurable experience. We were moving from out of state, and they were there for us every step of the way. They provided a level of care and attention that made us feel like we were their only clients. Where a solution of idea was needed, they had one. Now that we live nearby we’re happy to call them friends.” –E.R and J.R., Needham “After firing our first real estate agent and feeling a bit jaded by the Boston real estate market, Lisa was recommended to me by a colleague at work. It was immediately clear to my husband and me why she came so highly recommended.

As first time home buyers, her attention to detail and amiable nature immediately set us at ease and restored our faith in finding our first home. She was prompt to all appointments and answered our numerous questions immediately. Her knowledge of the area real estate market helped us make a sound investment, and we are thrilled to be in our first home.

I would have no hesitation in recommending Lisa to friends and family. She was an absolute pleasure to work with!”

–E.P and J.P., Concord “We had the privilege of working with Lisa Pearlstein as our realtor when looking to purchase our fist home. As firsttime home buyers, Lisa really listened to what we wanted in a house. She put in a lot of time and effort to find homes we might be interested in. She provided us hat personal touch, and we really appreciated her commitment. She always made herself available to look at houses and was reachable whenever we had questions. Even when we became frustrated during the stressful process, Lisa eased our nerves and promised that she’d find us a home. She not only found us a home, but she found one in our favorite location, which we thought wound never be possible. We wouldn’t hesitate to recommend Lisa to any person who is looking to buy or sell a home.” –A.L and J.L., Needham “ Lisa and Noah helped us buy two homes and sell one over a span of five years. How blessed we were to have them!

Their instincts are how to run a good process are spot on. I think they have always sized up market conditions in an accurate way and advised us on how best to make things work. They combined the right amounts of aggressiveness and realism so that we got get outcomes each time we were in the market. There is no one else we would choose to represent us!” –R.B. and G. B., Dover

MARKETING OVERVIEW and

PROPOSED PLAN

We believe that exceptional properties deserve exceptional marketing.

To maximize property exposure, your listing broker will work closely with our team of marketing experts to form a thoughtful strategy that showcases your home through a local, national and global lens.

The following outlines a comprehensive overview of marketing possibilities available to you through Gibson Sotheby’s International Realty.

COMPREHENSIVE MARKETING OVERVIEW Print Marketing Gibson Sotheby’s International Realty offers a variety of print marketing options that highlight key features of your home and generate exposure, including pieces to share with prospective buyers and targeted mailers

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Custom 2 - 8 Page Brochure Direct Mail Postcards - Introducing Office Window Displays

Email Marketing Gibson Sotheby’s International Realty provides several unique email campaigns to promote your property to a variety of audiences.

• • • •

Coming Soon/Introducing Email Blast Public/Broker Open House Email Blast Monthly eNewsletter ‘Collection’ Email Blast: Promotes New Listings, Open Houses, and Price Adjustments

Social Media Marketing Through targeted social media advertising, we have the potential to capture an extended audience outside of our own network. Gibson Sotheby’s International Realty offers a variety of social media opportunities to further promote a property.

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Advertisements on Facebook/Instagram utilizing a mix of photography, drone footage and video Social Ad Engine Facebook/Instagram Campaigns

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Generate Leads, Awareness, Drive Web Traffic Organic Social Media Posts • Agent Social Media Channels • GSIR Social Media Channels – Facebook, Instagram, Twitter, LinkedIn

Advertising Opportunities Gibson Sotheby’s International Realty partners with an array of regional and national publications allowing agents to place both print and digital advertisements with preferred pricing. Your home could potentially appear in the following newspapers/ Local Magazines

Local Newspapers

• Boston Magazine • Harvard Magazine • Boston Common Magazine

• The Boston Globe • Boston Homes • South Shore Real Estate Insert

• • • • •

New York Times Wall Street Journal Financial Times Robb Report And More…

• Milton Times Online Distribution Listings are shared on some of the most authoritative news, lifestyle, financial, and real estate-centric websites. Your home will appear on the following websites, plus National Publications • SothebysRealty.com • Boston.com

• NewYorkTimes.com • FinancialTimes.com

• HomeFind.com • Trulia.com

• Realtor.com • WallStreetJournal.com

• LPLuxuryProperties.com

• Zillow.com • Juwai.com

Community Efforts In addition to private tours and public open houses there may be opportunity to join forces with the local brokerage community to increase exposure of your property and

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Broker Caravan Tour

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Luxury Property Tour

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Sponsored Open

Public Relations We will promote extraordinary listings with unique features to local writers for potential coverage in print and digital publications.

Proposed Marketing Plan

PROPOSED MARKETING PLAN I N I T I A L P R E PA R AT I O N O F P R O P E R T Y Timing: Pre-MLS Launch

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Insert company-branded signage on the property Prepare home for photography and showings (may include removal of some furniture, staging etc.)

Take professional photography, including interior and exterior shots Create professional floorpans Create multi-page brochure

PROPERTY LAUNCH Timing: Week of launch of MLS

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Submit property to MLSpin to reach the local brokerage community Feature property on Sotheby’s International Realty’s and Gibson Sotheby’s International Realty’s websites Property will be distributed to our global property marketing partners, comprised of the most authoritative news, lifestyle and financial voices such as the New York Times, Juwai.com, Zillow, The Wall Street Journal and many others

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Elise to share the property via email and calls to individual sphere of influence Send “Introductory” email to local brokerage community Run Facebook/Instagram advertisements leveraging Social Ad Engine, an exclusive tool that Sotheby’s has created in partnership with Facebook that will best showcase the listing to the most desirable audiences

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Highlight property on Gibson Sotheby’s International Realty’s weekly “Collections” email blast, promoting the property to nearly 7,500 consumers, 3,000 agents in Boston and surrounding towns as well as the Gibson Sotheby’s International Realty network of nearly 300 agents

ON-GOING MARKETING EFFORTS Timing: Post MLS Launch Final Dates TBD

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Feature property in numerous office windows to generate awareness Showcase the property on the Gibson Sotheby’s International Realty’s social media channels — Facebook, Instagram, Twitter and LinkedIn with a combined reach of 10K+ followers

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Advertise the property in relevant local print publications including South Shore Paper, Boston Homes, Hometown Weekly, etc.

Market Analysis

July 22, 2020 Mr. and Mrs. Rick and Terry Luskin 11 Blackman Terrace Needham, MA 02492 Dear Rick and Terry, It was such a treat to meet you and view your beautiful home. The level of detail, soaring ceilings, finishes and practical details and layout are a testament to your design work. They are also very important amenities in selling your home.

Attached you will find a market analysis that will show comparable homes in NeedhamActive, Under Agreement and Sold properties within the past 4 months.

According to town records, your home is set on a lot containing 8,712 SF of land with a living area of 3,200 SF. The Town of Needham has assessed the property at $1,213,200. Estimated taxes for the year 2021 are $15,031.55 There is ONLY 1 ACTIVE comparable house on the market. It is located on 65 Wachusett Road and is listed for $1,425,000. We believe that your location is far better than Wachusett on so many fronts- proximity to Broad Meadow elementary, cul de sac location, location on a flat lot to name a few. We have removed all new construction homes from the list as it is hard for your home to compete with new constructions.

As you will see in the attached market analysis, there is 1 house with an accepted contract (or Under agreement). It is listed at $1,499,000. It is 55 Aldridge Road. We don’t know what the closing price will be. This home is on a 1 acre lot and is a significantly larger home (4,690 SF vs. 3,200 SF) There are 3 sold houses that you can review.

We believe that your house will be valued between $1,400,000-1,500,000 and is market dependent. Currently, we would list it on the higher end as there is little on the market right now. If there were more competition on the market, we may list it lower depending on the competition. There haven’t been homes of your age and size that have sold over $1,500,000.

In terms of our marketing approach, we invest in high quality photography, professional floor plans and 3D virtual Matterport tours which allow buyers to walk through the house from the comfort of their home. We invest in Social Ad engine which are targeted social media advertising as well as post on many websites that attract the current homebuyer.

Of course, we post on MLS which feeds to additional sites. We are happy to show you examples of our marketing when you decide the time is right to move forward.

To reiterate what we think would be useful tasks to ready your home for the market, we suggest investing in a gorgeous set of stairs for the backyard to showcase the special

doorway. We think de-cluttering the space to really show off the layout, gorgeous windows and views and the practicality of the space will really do wonders for your home. The master bathroom is a project that we would consider depending on the cost involved. You would most likely get your money back from anything you invest, but it is questionable whether you would get additional money from the project.

We look forward to discussing this Opinion of Value with you and reviewing the supporting evidence. Thank you for giving us the opportunity to walk through your lovely home. We look forward to working with you to market and sell this home one day!

Sincerely,

Noah and Lisa Pearlstein Gibson Sotheby’s International Real Estate Noah cell: 781-603-6317 Lisa cell: 781-603-6472

Assessment and Sales Report Location & Ownership Information Address:

11 Blackman Ter, Needham, MA 02492-4403

Map Ref.:

M:014.0 B:0033 L:0000.0

Owner 1:

Eric S Luskin

Owner 2:

Theresa K Luskin

Owner Address:

11 Blackman Ter,Needham, MA 02492-4403

Zoning:

SRB

Property Information Use:

1-Family Residence

Style:

Colonial

Levels:

2

Lot Size:

0.2 Acres (8712 sqft.)

Year Built:

2003

Total Area:

0 sqft.

Total Rooms:

9

Total Living Area:

3200 sqft.

Bedrooms:

4

First Floor Area:

1610 sqft.

Full Baths:

3

Addl Floor Area:

0 sqft.

Half Baths:

1

Attic Area:

0 sqft.

Roof Type:

Hip

Finished Basement:

0 sqft.

Heat Type:

Forced Hot Water

Basement:

0 sqft.

Fuel Type:

Oil

Basement Type:

Full

Exterior:

Wood Side/Shingles

Attached Garage:

2

Other Garage:

0

Fireplaces:

1

Foundation: Air Conditioned:

Yes

Condition:

Excellent

Assessment Information Last Sale Date:

9/12/1997

Last Sale Price:

$324,500

Last Sale Book:

11988

Last Sale Page:

636

Map Ref.:

M:014.0 B:0033 L:0000.0

Tax Rate (Res):

12.39

Land Value:

$466,400

Tax Rate (Comm):

24.42

Building Value:

$746,800

Tax Rate (Ind):

24.42

Misc Improvements:

$0

Fiscal Year:

2019

Total Value:

$1,213,200

Estimated Tax:

$15,031.55

Sale Price:

$324,500

Sale Date:

9/12/1997

Buyer Name:

Eric S Luskin

Seller Name:

David A Kirshner

Lender Name:

Natick Fed Svgs Bank

Mortgage Amount:

$260,000

Sale Book:

0

Sale Page:

0

Buyer Name:

Eric S Luskin

Lender Name:

Citizens Bank Of Ri

Mortgage Amount:

$715,000

Mortgage Date:

3/9/2016

Mortgage Book:

33908

Mortgage Page:

230

Buyer Name:

Theresa K Luskin

Lender Name:

Rbs Citizens Na

Mortgage Amount:

$100,000

Mortgage Date:

1/5/2015

Mortgage Book:

32817

Mortgage Page:

106

Buyer Name:

Eric S Luskin

Lender Name:

Rbs Citizens Na

Mortgage Amount:

$782,000

Mortgage Date:

2/27/2012

Sales History Recent Sale #1

Mortgage History Recent Mortgage #1

Recent Mortgage #2

Recent Mortgage #3

Mortgage Book:

29693

Mortgage Page:

431

Buyer Name:

Eric S Luskin

Lender Name:

Rbs Citizens Na

Mortgage Amount:

$100,000

Mortgage Date:

2/27/2012

Mortgage Book:

29693

Mortgage Page:

450

Buyer Name:

Eric S Luskin

Lender Name:

Rbs Citizens Na

Mortgage Amount:

$860,000

Mortgage Date:

9/28/2010

Mortgage Book:

28078

Mortgage Page:

90

Buyer Name:

Eric S Luskin

Lender Name:

Rbs Citizens Na

Mortgage Amount:

$40,000

Mortgage Date:

9/28/2010

Mortgage Book:

28078

Mortgage Page:

107

Buyer Name:

Eric S Luskin

Lender Name:

Freemont Inv & Loan

Mortgage Amount:

$952,000

Mortgage Date:

2/22/2005

Mortgage Book:

22094

Mortgage Page:

227

Buyer Name:

Eric S Luskin

Lender Name:

Washington Mutual Bk

Mortgage Amount:

$888,000

Mortgage Date:

7/28/2004

Mortgage Book:

21342

Mortgage Page:

560

Buyer Name:

Eric S Luskin

Lender Name:

Chase Manhattan Bk

Mortgage Amount:

$72,000

Mortgage Date:

4/29/2004

Mortgage Book:

20924

Mortgage Page:

490

Buyer Name:

Eric S Luskin

Lender Name:

First Service Hm Mtg

Mortgage Amount:

$758,250

Mortgage Date:

4/29/2004

Mortgage Book:

20924

Mortgage Page:

480

Buyer Name:

Eric S Luskin

Lender Name:

Milford Fed Svgs Bk

Mortgage Amount:

$227,500

Mortgage Date:

11/10/2003

Mortgage Book:

20164

Mortgage Page:

31

Buyer Name:

Eric S Luskin

Lender Name:

Natick Fed Svgs Bank

Mortgage Amount:

$592,500

Mortgage Date:

10/28/2002

Mortgage Book:

0

Mortgage Page:

0

Buyer Name:

Eric S Luskin

Lender Name:

Natick Fed Svgs Bank

Mortgage Amount:

$260,000

Mortgage Date:

3/8/1999

0

Mortgage Page:

0

Recent Mortgage #4

Recent Mortgage #5

Recent Mortgage #6

Recent Mortgage #7

Recent Mortgage #8

Recent Mortgage #9

Recent Mortgage #10

Recent Mortgage #11

Recent Mortgage #12

Recent Mortgage #13

Mortgage Book:

The information in the Public Record is set forth verbatim as received by MLS PIN from third parties, without verification or change.

MLS PIN is not responsible for the accuracy or completeness of this information.