231 Gray St, #2 Presentation

Marketing Considerations 231 Gray Street 2, Arlington, MA 02476

Julie Gibson 9075411 MA (781) 771-5760 julie.gibson@gibsonsir.com

Mrs. Ellen Bates, Mr. Dustin Tenreiro December 15, 2021

Letter from Julie

December 15, 2021

Mrs. Ellen Bates

Mr. Dustin Tenreiro 231 Gray Street

Arlington, MA 02476

Dear Ellen and Dustin:

Thank you very much for giving me the opportunity to present the enclosed proposal to market your home. I appreciate the time you spent with me reviewing the features of your home and outlining your financial goals and time considerations.

You will receive competent and professional service when you select me and Gibson Sotheby's International Realty to represent you. We have represented many families in this area concluding transactions that realize maximum value in a reasonable time. I hope you will select me as your agent in this very important transaction.

This proposal includes a comprehensive market analysis that will assist us in determining the market value and pricing of your home. I hope the information included on me and Gibson Sotheby's International Realty will confirm that I am best qualified to market your home.

Sincerely,

Julie Gibson, BSW

National Award Winner, REALTOR®

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Mission Statement

Mission Statement

Telling the Story of Your Home!

My goal is to find the right buyer(s) who will respect, honor and cherish the integrity of your home in the manner it deserves. I will seek to achieve the most favorable price and terms while protecting your best interest. My focus will be to mobilize the entire real estate community by creating an energy that enforces how unique and special your home truly is!

I’ve created a marketing plan specifically for your condominium on Gray Street. Simply stated, you have a really attractive home with sweet curb appeal, phenomenal light, great design and condition, nicely proportioned rooms and a fantastic outdoor space between your yard & decks. I’ve identified specific marketing strategies which, when implemented, will expand to reach several target audiences. Through my on-line based marketing, I am able to appeal to specific buyer pools. My focus groups would include primarily generation X, Y and millennial professionals who are looking to upgrade from a rental or smaller condominium and have realized the value of investing in a property in Arlington. These buyers will likely be highly educated urbanites who may work in the academic, medical or high-tech fields. The most likely buyer pool will consist of a dual income household who will appreciate the curb appeal, location, space and “extras” that your home offers. Many buyers in this group are motivated to move to (or stay in) Arlington partially because it is “in between the city and the suburbs”. This primary group may have (or be thinking of) starting a family and will value your neighborhood, the nearby parks and all that your walkable location offers. They will enjoy Arlington and the accessibility to Cambridge and Boston yet appreciate the Arlington school system. For most buyers, finding a spacious single family home is very difficult yet your home has the charming “feel” that single family homes have (without the price tag). Many folks seek your location to enjoy a little more space while still having easy access to the vibrancy of Mass Ave. where you can dine at many culturally diverse restaurants, visit eclectic shops or catch the 77 bus and quickly travel to Alewife T. Nature lovers and outdoor exercisers will enjoy living near Skyline & Menotomy Rocks Park and will love the city view (especially when they walk to Brackett School in the morning)!

Integrity, Honor and Trust are the guiding principles I rely on as my business is primarily referral based. My strength shines in my negotiation ability, ongoing skillset training and unparalleled technological advancements. I am a full-time agent who works equally well with buyers and sellers therefore have a great base knowledge of how buyers perceive the market. I am in tune with the on –line tools that buyers utilize to determine the value of homes. As a result, I am able to anticipate buyers negotiating strategies as well as the psychological and emotional aspects that they encounter throughout the buying process. Your home excites me! Thank you for the opportunity to discuss my ideas with you!

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Property Summary ★ 231 Gray Street 2, Arlington, MA 02476 Beds

Bath

SQFT

Living Area

4

2

1,950

1,950 SqFt

Listing Detail Living Area 1,950 SqFt

County Middlesex

Middle School Gibbs/Ottoson

Property Type Condo

MLS Area Arlington Heights

High School Arlington High

Year Built 1915

Elementary School Brackett

Features Floors 2

Parking 1

Exterior Stucco

Garage 1

View Skyline View

Bathroom Details Full Bath 2

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Location Map

2 $805K 5 $765K

4 $775K

1 $845K

6 $765K 3 $775K

Sold Properties

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Location Map Address

★ 1.

2.

3.

4.

5.

6.

Price

Beds

Baths

Days

SQFT

4

2

–

1,950

$845,000

3

2

21

1,900

$445

$805,000

4

2

14

1,987

$405

$775,000

3

2.1

6

1,785

$434

$775,000

4

2

11

1,802

$430

$765,000

4

2

50

2,107

$363

$765,000

4

2

14

1,745

$438

231 Gray Street 2 Arlington, MA 02476 74 Newport St 74 Arlington, MA 02476

63 Appleton Street 2 Arlington Heights, MA 02474 61 Gray St 2 Arlington, MA 02476 12 Moulton Rd 12 Arlington, MA 02476

18 Laurel St 18 Arlington Heights, MA 02476 31 Dartmouth 33 Arlington, MA 02474

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

$/SQFT

Listing Overview Comparable #1 74 Newport St 74, Arlington, MA 02476 Listing Detail

Beds

Bath

SQFT

Lot Size

3

2

1,900

5,000 SqFt

SOLD

$845,000 List Price: $849,000 Days: 21

Property Type: Condo

HOA Dues: $180

Building Style: 2/3 Family

MLS #: 72891868

Lot Dimensions: 5000.00

Building Name: 74

Year Built: 1924

Elementary School: Brackett

County: Middlesex County

Middle School: Ottoson

Tax Amount: $9,833

High School: Arlington

Tax Year: 2021

Sold Date: 10/27/2021 Original List Price: $849,000

Features Kitchen: Wine Chiller, Stainless Steel

Fireplace: 0

Plan, Kitchen Island, Main Level,

Heat: Gas, Forced Air, Central Air

Original Sold Price: $845,000

Appliances, Remodeled, Open Floor

% of List Price: 100%

Flooring - Hardwood

$/SQFT: $445

Master: Flooring - Hardwood, Closet

Listing Courtesy of: MLS PIN

Garage: 1, Detached Parking: Paved Driveway, Assigned, Off-Street

Fuel: Insulated Windows Floors: Hardwood Roof: Asphalt/Fiberglass Shingles Exterior: Aluminum Senior Community: No

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #1 74 Newport St 74, Arlington, MA 02476 Remarks

Beds

Bath

SQFT

Lot Size

3

2

1,900

5,000 SqFt

SOLD

$845,000 List Price: $849,000 Days: 21

Introducing 74 Newport Street, Arlington MA in the highly desirable Brackett School neighborhood! For VIDEO tour visit www.74Newport.com. Gut renovated and deleaded in 2013, including roof, plumbing, and electrical. Sunsplashed, 3 bed, 2 bath condo offers over 1900sqft of easy living on two levels.

Open floor plan features Cooks kitchen with island & wine bar, ss appliances and granite countertops with adjoining Dining Room, Living Room and Sunroom.

Two spacious bedrooms, full bath and three season porch complete the main floor. Second level includes Private Master Suite with large home office and laundry. Modern comforts including nest thermostats, central air, 2 heating/ cooling zones and one garage parking space. Common back yard, ample basement storage and a second parking space compliment this charming home.

Nestled on a beautiful, tree-lined street in a delightful, family-oriented community with the Brackett School, Arlington High, Robbins Farm and Menotomy Rocks Park all nearby

Sold Date: 10/27/2021 Original List Price: $849,000 Original Sold Price: $845,000 % of List Price: 100% $/SQFT: $445 Listing Courtesy of: MLS PIN

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #1 74 Newport St 74, Arlington, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 1 - 12

Listing Overview Comparable #1 74 Newport St 74, Arlington, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 13 - 24

Listing Overview Comparable #1 74 Newport St 74, Arlington, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 25 - 33

Listing Overview Comparable #2 63 Appleton Street 2, Arlington Heights, MA 02474 Listing Detail

Beds

Bath

SQFT

4

2

1,987

SOLD

$805,000 List Price: $740,000 Days: 14

Property Type: Condo

MLS #: 72841800

Building Style: 2/3 Family

MLS Area: ARLINGTON HEIGHTS

Year Built: 1928

Building Name: 2

County: Middlesex County

Elementary School: Chk School Dept

Tax Amount: $7,726

Middle School: Ottoson

Tax Year: 2021

High School: Ahs

HOA Dues: $55

Sold Date: 07/19/2021 Original List Price: $740,000

Features Kitchen: Gas Stove, Stainless Steel

Fireplace: 1

Access, Cabinets - Upgraded, Main

Heat: Gas, Forced Air, Central Heat,

Original Sold Price: $805,000

Appliances, Recessed Lighting, Exterior

% of List Price: 109%

Level, Countertops - Stone/Granite/ Solid, Flooring - Hardwood

$/SQFT: $405 Listing Courtesy of: MLS PIN

Master: Lighting - Overhead, Flooring Hardwood, Closet - Walk-In, Ceiling -

Central Air

Fuel: Prog. Thermostat, Storm Windows Floors: Tile, Wood

Vaulted

Roof: Asphalt/Fiberglass Shingles

Garage: 1, Detached

Exterior: Vinyl

Parking: Off-Street

Senior Community: No

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #2 63 Appleton Street 2, Arlington Heights, MA 02474 Remarks

Beds

Bath

SQFT

4

2

1,987

SOLD

$805,000 List Price: $740,000

Lives large like a single without the pricetag. Two level condo with brand new roof. Turn of the century charm blended seamlessly with modern amenities conveniently located in desirable Heights neighborhood. Sun filled 2nd and 3rd floor offers two bedrooms and full bath on each level creating possibility for ideal office space for remote workers. Spacious living room features wood burning fireplace and access to sunroom and dining room with built-in hutch.

Kitchen with generous wood cabinets, granite counters and stainless appliances.

And lets not forget the extra cabinets and counter space in pantry. Enjoy your morning coffee or a cool drink in the afternoon on your rear porch overlooking the trees and garden area. Plenty of extra storage in attic and basement. Close proximity to Rt 2 and Mass Ave with bus stop, shopping dining and schools.

Come visit and make this condo home. Youll love where you live.

Days: 14 Sold Date: 07/19/2021 Original List Price: $740,000 Original Sold Price: $805,000 % of List Price: 109% $/SQFT: $405 Listing Courtesy of: MLS PIN

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #2 63 Appleton Street 2, Arlington Heights, MA 02474

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 1 - 12

Listing Overview Comparable #2 63 Appleton Street 2, Arlington Heights, MA 02474

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 13 - 24

Listing Overview Comparable #2 63 Appleton Street 2, Arlington Heights, MA 02474

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 25 - 26

Listing Overview Comparable #3 61 Gray St 2, Arlington, MA 02476 Listing Detail

Beds

Bath

SQFT

Lot Size

3

2.1

1,785

7,396 SqFt

SOLD

$775,000 List Price: $729,000

Property Type: Condo

Tax Year: 2020

Building Style: 2/3 Family

HOA Dues: $0

Lot Dimensions: 7396.00

MLS #: 72736068

Year Built: 1910

Building Name: 2

County: Middlesex County

Elementary School: Bishop

Tax Amount: $7,668

Days: 6

Features

Sold Date: 11/23/2020

Kitchen: Pocket Door, Lighting -

Original List Price: $729,000 Original Sold Price: $775,000 % of List Price: 106%

Overhead, Peninsula, Remodeled, Flooring - Stone/Ceramic Tile

Master: Flooring - Hardwood, Closet/

Cabinets - Custom Built, Closet, Ceiling Fan(s)

$/SQFT: $434 Listing Courtesy of: MLS PIN

Garage: 0 Parking: Paved Driveway, Off-Street Fireplace: 1

Heat: Unit Control, Oil, Hot Water

Radiators, Central Heat, Window Ac Fuel: Prog. Thermostat, Storm Doors, Storm Windows

Floors: Hardwood, Wall to Wall Carpet, Tile, Wood

Roof: Slate Exterior: Stucco Senior Community: No

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #3 61 Gray St 2, Arlington, MA 02476 Remarks

Beds

Bath

SQFT

Lot Size

3

2.1

1,785

7,396 SqFt

SOLD

$775,000 List Price: $729,000 Days: 6

This Jason Heights condo was built c.1910 as a duplex in the style of a Colonial Revival. This spacious, sun-lit home has the look & feel of a single family home, with private entrance, well proportioned rooms, and elegant period features.

With many updates & a flexible floor plan, and inviting spaces, this home is perfect both for family living and also for entertaining a crowd! Some highlights include an updated kitchen, oversized windows, handsome Palladian window, dramatic arches & columns, built in china cabinet & shelves, and great storage & closet space. The charming 3 rm top level retreat inspires many uses, including an office, bedrooms, guest/craft/exercise room. The basement has high ceilings and loads of storage space. A perennial garden oasis with patio is perfect for warm weather relaxing and entertaining. Close to Menotomy Rocks Pk, Whole Foods, Arl Center, Mass Ave and Route 2, you wont want to miss this opportunity!

Sold Date: 11/23/2020 Original List Price: $729,000 Original Sold Price: $775,000 % of List Price: 106% $/SQFT: $434 Listing Courtesy of: MLS PIN

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #3 61 Gray St 2, Arlington, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 1 - 12

Listing Overview Comparable #3 61 Gray St 2, Arlington, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 13 - 24

Listing Overview Comparable #4 12 Moulton Rd 12, Arlington, MA 02476 Listing Detail

Beds

Bath

SQFT

4

2

1,802

SOLD

$775,000 List Price: $729,000

Property Type: Condo

HOA Dues: $185

Building Style: 2/3 Family

MLS #: 72826719

Year Built: 1928

Building Name: 12

County: Middlesex County

Elementary School: Brackett/Bishop

Tax Amount: $6,794

Middle School: Ottoson

Tax Year: 2021

High School: Arlington

Days: 11

Features

Sold Date: 07/02/2021

Kitchen: Countertops - Stone/Granite/

Original List Price: $729,000

Solid, Exterior Access, Pantry, Gas Stove

Heat: Oil, Electric, Hot Water Radiators,

Original Sold Price: $775,000

Master: Bathroom - Full, Closet, Ceiling

Fuel: Insulated Windows, Insulated

% of List Price: 106%

- Double Vanity/Sink, Ceiling - Vaulted

Fan(s), Flooring - Hardwood, Bathroom

$/SQFT: $430

Garage: 1, Detached

Listing Courtesy of: MLS PIN

Parking: Off-Street, Paved Driveway Fireplace: 0

None

Doors

Floors: Tile, Hardwood Roof: Asphalt/Fiberglass Shingles Exterior: Vinyl Senior Community: No

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #4 12 Moulton Rd 12, Arlington, MA 02476 Remarks

Beds

Bath

SQFT

4

2

1,802

SOLD

$775,000 List Price: $729,000 Days: 11

Sunny and Spacious describes this 4 bedroom 2 Bath 2 level Condominium in the heart of Arlington. This lovely home feels like a single family with space for everyone. The main level highlights the character of the untouched Gumwood.

The living room opens to the formal dining area with built in hutch.

Entertaining is easy as your guests decide where to gather with so many options.

The updated fully applianced kitchen features, HiMac countertops and pantry area for all your storage needs. Enjoy your morning coffee on your private deck or the enclosed front porch overlooking the tree lined street. Two good sized bedrooms and a fully tiled bath complete this level. The 3rd floor with cathedral ceilings has been fully renovated boasting a Master with on-suite, walk in closet, another bedroom and additional office space. There is a garage and another parking space. Located moments to shops, buses, restaurants, Menotomy Rocks Park, Skyline Park and Major Routes. See it today

Sold Date: 07/02/2021 Original List Price: $729,000 Original Sold Price: $775,000 % of List Price: 106% $/SQFT: $430 Listing Courtesy of: MLS PIN

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #4 12 Moulton Rd 12, Arlington, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 1 - 12

Listing Overview Comparable #4 12 Moulton Rd 12, Arlington, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 13 - 24

Listing Overview Comparable #4 12 Moulton Rd 12, Arlington, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 25 - 36

Listing Overview Comparable #5 18 Laurel St 18, Arlington Heights, MA 02476 Listing Detail

Beds

Bath

SQFT

4

2

2,107

SOLD

$765,000

Property Type: Condo

Tax Year: 2021

Building Style: 2/3 Family

HOA Dues: $228

Year Built: 1914

MLS #: 72864952

County: Middlesex County

MLS Area: ARLINGTON HEIGHTS

Tax Amount: $8,987

Building Name: 18

List Price: $899,900

Features

Days: 50

Garage: 0

Sold Date: 10/19/2021

Parking: Paved Driveway, Deeded,

Fuel: Prog. Thermostat, Insulated Doors, Insulated Windows

Original List Price: $949,900

Tandem, Off-Street

Floors: Hardwood, Vinyl, Tile

Original Sold Price: $765,000

Fireplace: 1

Roof: Asphalt/Fiberglass Shingles

% of List Price: 85%

Heat: Forced Air, Central Heat, Central

Exterior: Vinyl

Air

$/SQFT: $363 Listing Courtesy of: MLS PIN

Senior Community: No

Remarks Do not miss your opportunity to become the proud owner of this brand new completely gut renovated condo that offers 2 spectacular levels of living space with loads of character and modern design. The developers gutted this home down to the exterior walls and thoughtfully and meticulously rebuilt it to provide the new owners with exquisite amenities and layout including an electric fireplace, a custom mudroom, a waterfall island, a custom hood fan. All new electrical, plumbing, and heating and cooling system. This beautiful property offers an open-plan living spaces comprising of a connected lounge/dining area suitable for relaxing or entertaining. The second level offers an elegant master bedroom, additional bedroom, a full spacious private full bath with a shower and soaking tub. Gleaming hardwood floors, high ceilings, oversized rooms and windows. This property is located on a quiet street in close proximity to Mass Ave and Minuteman bike path. One-year home warranty included!

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #5 18 Laurel St 18, Arlington Heights, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 1 - 12

Listing Overview Comparable #5 18 Laurel St 18, Arlington Heights, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 13 - 24

Listing Overview Comparable #5 18 Laurel St 18, Arlington Heights, MA 02476

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 25 - 34

Listing Overview Comparable #6 31 Dartmouth 33, Arlington, MA 02474 Listing Detail

Beds

Bath

SQFT

4

2

1,745

SOLD

$765,000 List Price: $765,000

Property Type: Condo

HOA Dues: $215

Building Style: 2/3 Family

MLS #: 72895184

Year Built: 1923

Building Name: 33

County: Middlesex County

Elementary School: Thompson

Tax Amount: $0

Middle School: Gibbs/Ottoson

Tax Year: 2021

High School: Arlington High

Days: 14

Features

Sold Date: 11/05/2021

Kitchen: Peninsula, Gas Stove,

Heat: Hot Water Baseboard, Central Air

Access, Main Level, Dining Area,

Fuel: Prog. Thermostat, Insulated

Original List Price: $765,000

Remodeled, Recessed Lighting, Exterior

Original Sold Price: $765,000

Flooring - Hardwood, Ceiling Fan(s)

Windows

Master: Ceiling - Half-Vaulted, Flooring

Floors: Hardwood, Tile

% of List Price: 100%

- Hardwood, Closet

$/SQFT: $438 Listing Courtesy of: MLS PIN

Roof: Rubber, Asphalt/Fiberglass

Garage: 0

Shingles

Parking: Exclusive Parking, Paved

Exterior: Vinyl

Driveway, Off-Street

Senior Community: No

Fireplace: 0

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #6 31 Dartmouth 33, Arlington, MA 02474 Remarks

Beds

Bath

SQFT

4

2

1,745

SOLD

$765,000 List Price: $765,000 Days: 14

Widely known for its friendly & inviting vibe, theres just something special about Dartmouth Street. Visit, stay awhile, meet & share stories w/newer & longer term neighbors ~ all are respected & welcome. Arrive & beautiful gardens will set the tone for this meticulously cared for, happy home. Larger than most homes in town, this gem offers new roof/heat & was thoughtfully designed w/convenience in mind. At the heart of the home youll love how the southern light exposure highlights the dining room, followed by an updated kitchen, 2 bedrooms & full bath. Off of the dining room youll find a comfortable living room w/glass doors to an office (w/laundry neatly tucked into a closet) bonus sunroom & open staircase to the upper level. Here youll find 2 spacious bedrooms, including a suite w/vaulted ceilings, double closet & full bath. Enjoy cozy fall afternoons gardening in YOUR OWN yard! All the benefits of the Arl school system yet still stroll to Mass Ave. amenities & Davis Square T!

Sold Date: 11/05/2021 Original List Price: $765,000 Original Sold Price: $765,000 % of List Price: 100% $/SQFT: $438 Listing Courtesy of: MLS PIN

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Overview Comparable #6 31 Dartmouth 33, Arlington, MA 02474

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 1 - 12

Listing Overview Comparable #6 31 Dartmouth 33, Arlington, MA 02474

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 13 - 24

Listing Overview Comparable #6 31 Dartmouth 33, Arlington, MA 02474

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Photos 25 - 36

Side by Side Comparisons ★

231 Gray Street 2

74 Newport St 74

63 Appleton Street 2

61 Gray St 2

12 Moulton Rd 12

18 Laurel St 18

Arlington, MA 02476

Arlington, MA 02476

Arlington Heights, MA 02474

Arlington, MA 02476

Arlington, MA 02476

Arlington Heights, MA 02476

Sold

Sold

Sold

Sold

Sold

72891868

72841800

72736068

72826719

72864952

Condo

Condo

Condo

Condo

Condo

3

4

3

4

4

2.00

2.00

2.10

2.00

2.00

-

-

-

-

-

1,900

1,987

1,785

1,802

2,107

-

-

-

-

-

5,000 SqFt

-

7,396 SqFt

-

-

1924

1928

1910

1928

1914

21

14

6

11

50

List Price -

$849,000

$740,000

$729,000

$729,000

$899,900

Sold Date -

10/27/2021

07/19/2021

11/23/2020

07/02/2021

10/19/2021

$180

$55

$0

$185

$228

Original List Price -

$849,000

$740,000

$729,000

$729,000

$949,900

Pre-Adjusted Price -

$845,000

$805,000

$775,000

$775,000

$765,000

Sold Price -

$845,000

$805,000

$775,000

$775,000

$765,000

% Of List Price -

100%

109%

106%

106%

85%

$/SqFt -

$445

$405

$434

$430

$363

$/Lot SqFt -

$169

-

$105

-

-

$9,833

$7,726

$7,668

$6,794

$8,987

2021

2021

2020

2021

2021

2/3 Family

2/3 Family

2/3 Family

2/3 Family

2/3 Family

74

2

2

12

18

0

1

1

0

1

Status MLS # Property Type Condo Bedrooms 4 Bathrooms 2.00 Bathroom Details

- Full Bath 2

Sqft 1,950.0 Living Area 1,950 Lot SqFt Year Built 1915 Days on Market -

HOA Dues -

Tax Amount Tax Year Building Style Building Name Fireplace -

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Side by Side Comparisons ★

231 Gray Street 2

74 Newport St 74

63 Appleton Street 2

61 Gray St 2

12 Moulton Rd 12

18 Laurel St 18

Arlington, MA 02476

Arlington, MA 02476

Arlington Heights, MA 02474

Arlington, MA 02476

Arlington, MA 02476

Arlington Heights, MA 02476

Master -

Flooring -

Hardwood, Closet

Lighting -

Flooring -

Overhead, Flooring

Hardwood, Closet/

- Hardwood, Closet

- Walk-In, Ceiling - Built, Closet, Vaulted

Wine Chiller,

Stainless Steel Appliances, Kitchen -

Remodeled, Open

Garage 1

Parking 1

Steel Appliances,

Recessed Lighting, Exterior Access, Cabinets -

Upgraded, Main

Flooring -

- Stone/Granite/

Hardwood

1, Detached Paved Driveway,

Assigned, Off-Street

Ceiling Fan(s)

Closet, Ceiling

Fan(s), Flooring Hardwood,

Bathroom - Double

Vanity/Sink, Ceiling - Vaulted

Level, Countertops Solid, Flooring -

Pocket Door, Lighting -

Countertops -

Peninsula,

Solid, Exterior

Flooring - Stone/

Stove

Overhead, Remodeled,

Ceramic Tile

Stone/Granite/ Access, Pantry, Gas

Heat/AC -

Fuel -

Exterior Stucco

Hardwood

Gas, Forced Air, Central Air

Insulated Windows

Aluminum

1, Detached

Off-Street

0

1, Detached

Paved Driveway,

Off-Street, Paved

Off-Street

Driveway

Tile, Wood

Gas, Forced Air, Central Heat, Central Air

Prog. Thermostat, Storm Windows Vinyl

Wall Carpet, Tile, Wood

Unit Control, Oil, Hot Water

Radiators, Central Heat, Window Ac Prog. Thermostat, Storm Doors,

Storm Windows Stucco

Tile, Hardwood

Oil, Electric, Hot Water Radiators, None

Insulated Windows, Insulated Doors Vinyl

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

-

Hardwood

Hardwood, Wall to Floors 2

-

Gas Stove, Stainless

Floor Plan, Kitchen Island, Main Level,

Cabinets - Custom

Bathroom - Full,

0 Paved Driveway,

Deeded, Tandem, Off-Street

Hardwood, Vinyl, Tile

Forced Air, Central Heat, Central Air

Prog. Thermostat, Insulated Doors,

Insulated Windows Vinyl

Side by Side Comparisons ★

231 Gray Street 2

74 Newport St 74

63 Appleton Street 2

61 Gray St 2

12 Moulton Rd 12

18 Laurel St 18

Arlington, MA 02476

Arlington, MA 02476

Arlington Heights, MA 02474

Arlington, MA 02476

Arlington, MA 02476

Arlington Heights, MA 02476

Asphalt/Fiberglass

Asphalt/Fiberglass

Asphalt/Fiberglass

Asphalt/Fiberglass

-

-

-

-

-

Middlesex County

Middlesex County

Middlesex County

Middlesex County

Middlesex County

Brackett

Chk School Dept

Bishop

Brackett/Bishop

-

Ottoson

Ottoson

-

Ottoson

-

Arlington

Ahs

-

Arlington

-

Roof -

Shingles

View Skyline View County Middlesex Elementary School Brackett Middle School Gibbs/Ottoson High School Arlington High

Shingles

Slate

Shingles

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Shingles

Side by Side Comparisons ★

231 Gray Street 2

31 Dartmouth 33

Arlington, MA 02476

Arlington, MA 02474

Status -

72895184

Property Type Condo

Condo

Bedrooms 4

4

Bathrooms 2.00

Sqft 1,950.0 Living Area 1,950 Lot SqFt Year Built 1915 Days on Market -

2.00

- Full Bath 2

1,745 1923 14

List Price -

$765,000

Sold Date -

11/05/2021

HOA Dues -

$215

Original List Price -

$765,000

Pre-Adjusted Price -

$765,000

Sold Price -

$765,000

% Of List Price -

100%

$/SqFt -

$438

$/Lot SqFt Tax Amount Tax Year Building Style Building Name Fireplace -

$0 2021 2/3 Family 33 0

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Sold

MLS # -

Bathroom Details

Side by Side Comparisons ★

231 Gray Street 2

31 Dartmouth 33

Arlington, MA 02476

Arlington, MA 02474

Vaulted, Flooring Hardwood, Closet Peninsula, Gas

Stove, Remodeled,

Recessed Lighting, Exterior Access,

Kitchen -

Main Level, Dining Area, Flooring -

Hardwood, Ceiling Fan(s) Garage 1

0 Exclusive Parking,

Parking 1

Paved Driveway, Off-Street

Floors 2

Hardwood, Tile Hot Water

Heat/AC -

Baseboard, Central Air

Prog. Thermostat,

Fuel -

Insulated Windows

Exterior Stucco

Vinyl Rubber, Asphalt/

Roof -

Fiberglass Shingles

View Skyline View County Middlesex

Middlesex County

Elementary School Brackett

Thompson

Middle School Gibbs/Ottoson

Gibbs/Ottoson

High School Arlington High

Arlington High

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Ceiling - Half-

Master -

Status Comparisons

★

Subject Property

Sold Properties 1.

74 Newport St 74

2.

63 Appleton Street 2

Arlington, MA 02476 Arlington Heights, MA 02474

3.

61 Gray St 2

4.

12 Moulton Rd 12

5.

18 Laurel St 18

6.

31 Dartmouth 33

Arlington, MA 02476 Arlington, MA 02476 Arlington Heights, MA 02476 Arlington, MA 02474

Bed

Bath

SqFt

Lot SqFt

List Price

$/SqFt

4

2

1,950

Bed

Bath

SqFt

Lot SqFt

3

2

1,900

5,000 S… $849,000

$445

4

2

1,987

$740,000

3

2.1

1,785

4

2

4 4

-

Sale Price -

%

List $

Days

-

% List $

Days

$845,000

100%

21

$405

$805,000

109%

14

7,396 S… $729,000

$434

$775,000

106%

6

1,802

$729,000

$430

$775,000

106%

11

2

2,107

$899,900

$363

$765,000

85%

50

2

1,745

$765,000

$438

$765,000

100%

14

List Price

$/SqFt

Sale Price

Provided by Your Brokerage. All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Listing Averages Property Pricing

Sold Properties

Avg

Home Averages (6 properties) Beds

Baths

SqFt

$/SqFt

Lot SqFt

$/Lot SqFt

$419

6,198 SqFt

$137

3.7

2.00

1,888

Med Min Max

Days 19

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

$788,333 $775,000 $765,000 $845,000

Price & Days on Market Price

1

2

3

4

6

Days on Market

5

Active Properties

Pending Properties

Sold Properties

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Other Properties

Price & Days on Market Address

★ 1.

2.

3.

4.

5.

6.

Price

Beds

Baths

Days

SQFT

4

2

–

1,950

$845,000

3

2

21

1,900

$445

$805,000

4

2

14

1,987

$405

$775,000

3

2.1

6

1,785

$434

$775,000

4

2

11

1,802

$430

$765,000

4

2

50

2,107

$363

$765,000

4

2

14

1,745

$438

231 Gray Street 2 Arlington, MA 02476 74 Newport St 74 Arlington, MA 02476

63 Appleton Street 2 Arlington Heights, MA 02474 61 Gray St 2 Arlington, MA 02476 12 Moulton Rd 12 Arlington, MA 02476

18 Laurel St 18 Arlington Heights, MA 02476 31 Dartmouth 33 Arlington, MA 02474

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

$/SQFT

Price & Size Price

1

2

3

4

6

5

Square Feet

Active Properties

Pending Properties

Sold Properties

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Other Properties

Price & Size Address

★ 1.

2.

3.

4.

5.

6.

Price

Beds

Baths

Days

SQFT

4

2

–

1,950

$845,000

3

2

21

1,900

$445

$805,000

4

2

14

1,987

$405

$775,000

3

2.1

6

1,785

$434

$775,000

4

2

11

1,802

$430

$765,000

4

2

50

2,107

$363

$765,000

4

2

14

1,745

$438

231 Gray Street 2 Arlington, MA 02476 74 Newport St 74 Arlington, MA 02476

63 Appleton Street 2 Arlington Heights, MA 02474 61 Gray St 2 Arlington, MA 02476 12 Moulton Rd 12 Arlington, MA 02476

18 Laurel St 18 Arlington Heights, MA 02476 31 Dartmouth 33 Arlington, MA 02474

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

$/SQFT

Pricing Analysis

Approximate Market Value

$775,000 - $800,000

★

231 Gray Street 2, Arlington, MA 02476

Price Based on Average Sales Average Price of Sold Comparable Properties

$788,333

Price Based on Square Footage Average $/SqFt of Sold Comparable Properties Square Footage of Subject Property Price based on square footage of Subject Property

All information provided is deemed reliable but is not guaranteed and should be independently verified.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

$419.27 1,950 $817,568

Julie's Marketing Plan

Julie’s Marketing Plan specifically designed for First Week, Pre-Marketing

231 Gray Street, Arlington

• Arrange for staging appointment. Choose a “transitional/modern look” • Prepare/review Seller client checklist, permit history, masslandrecords.com, etc.

• Arrange for professional photos to be taken • Arrange for a virtual tour to be filmed • Create marketing brochure

• Complete Multiple Listing Form, proof by seller • Set up showing instructions in showingdesk.com – you will receive a call and email alert any time a showing is booked. You will also receive email feedback on line from all showings

• Identify schools, mbta routes, recreation/activities in the area, shopping, public transportation, add to

on line marketing materials as well as physical binder to be left at the house for agents & buyers who may not be familiar with the area

• Meet with area lenders to review interest rates, have a flyer created specifically for your home which would allow buyers to see what a monthly payment would be through different lending scenarios

• Make copies of keys, put lock box on property

Week One on Market

• Input listing into MLS, add open house and broker tour, add sign • Run 5 day Social Ad Engine awareness campaign on Social Media outlets • Add to BrackettNeighborhood.com, add website sign rider • Email personal buyers in my data base

• Email Blast 400+ agents with flyer regarding specifics of your house with professional photos • attached

• Deliver flyers to property • Prepare boston.com

• Add to Sotheby’s International Facebook fan page, update Twitter Feed

• Add on personal Pro page Instagram & Facebook with link to your website • Add enhanced content to Realtor.com website, featured property

• Contact area HR departments of major finance and high tech companies to notify of listing (For ex: State Street, Bain, Genzyme, Shire, Reebok, Raytheon, GE, IBM, EMC)

• Contact area Pharmaceutical Companies Relocation Departments (such as Pfizer) to notify of listing • Contact HR Departments at all nearby Colleges and Hospitals to notify of listing • Contact Monster.com, Google etc. HR Departments

• Contact/Email sister companies and corporate relocation department, the second largest Relocation Company in the world to identify your property

• Call all Realtors who have shown the property for feedback, tweak marketing plan, plan for week two as needed

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Julie's Marketing Plan Second Week

• Distribute flyers to local Realtors® and agents • Network with top agents

• Update seller with feedback from all individual showings • Follow up on all showings

• Submit listing with Human Resources Department of every major corporation in area.

• Review feedback from individual showings to see if any specific adjustments can or should be made.

Third Week

• Verify MLS listing detail (book, price, etc.)

• Distribute flyers to neighborhood, where applicable • Visit any new and similar properties for sale in area to compare the competitive homes that may have come on the market since your home became available.

• Do blast email to all top agents

• Follow up on any showings marketing the listing • Meet with Seller to re-assess listing price if no offers have been received.

• Second broker open house, Tuesday morning 10:30 – 11:30, bruncheon sponsored by local lender

Fourth Week

• Distribute flyers to Arl/Belmont/Medford/Cambridge/Somerville area agents • Follow up on any showings

• Contact Top 100 agents in area by phone • Update seller with call or letter

• Attend marketing session for top agents

• Check value as compared to competing properties

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Top Reasons to Hire Julie!

Top Reasons to Hire Julie to Market Your Home!!! ~ Full time agent with extensive real estate training ~ In debut year (2004) I was the #1 “rookie” agent in the US ~ 17 Year Recipient of Customer Satisfaction Premier Service Diamond Elite award ~ 2016 – 2021 #1 individual agent in the franchise ~ Gibson Sotheby’s Top Producer, #1 individual agent ~ Proven Track Record, individually sell approximately 45-50+ homes a year ~ I have a full time marketing assistant/Transaction Coordinator who does an amazing job ~ I am reachable via iphone (cell phone & email) almost anytime ~ Technology is my strong point, can reach over 1,500 potential buyers at a time ~ I will have floor plans and a virtual tour drawn prior to listing your home ~ I will have a stager enhance the beauty of your home prior to listing (included in the marketing fee) ~ I will only recommend improvements to your home that will maximize your profit ~ Licensed Social Worker; conflict resolution/negotiations are my specialty ~ Great network of tradespeople that will assist any Seller resolve any issues promptly ~ Great network of buyers that I will identify and target for your home ~ Great working relationship with Realtors at various companies

I am excited about the opportunity to market your home!

I get results and deliver what I promise!

“Energy, Enthusiasm, Experience”

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Julie's Arlington Statistics

Top Arlington Agents

December 2020 – December 2021

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

Julie's Testimonials

What Julie's Clients are Saying

I can't say enough about Julie and her expertise. No one could have

predicted a pandemic to happen RIGHT as our house was ready for

sale. Julie was able to switch gears, devise a strategic marketing plan

and figure out a way for 6 groups to see our home in a safe manner. 6 showings, 3 offers, 20K over our asking price, all in the middle of a

crisis. It doesn't get any better than that. Julie just knew the best way to act quickly in an unprecedented situation and think outside the box to get a great result. She also includes the staging and it was incredible!

We couldn't have been happier.

Julie was great! Her communication was excellent and she was always trying to stay ahead of the market trends by tweaking our marketing strategies when appropriate. I would never use anyone else and I

Julie was absolutely wonderful. She made the whole process

transparent and easy for us as the sellers. We accepted a great offer,

and she took care of every detail. We could not have been happier. I would highly recommend her to anyone in the area looking to sell their home.

Julie was great to work with, and I would highly recommend her to

anyone needing an agent for buying or selling! Our house sold right in the middle of the range that she estimated, which was very helpful to

me and my financial planning process. I thought the marketing of the property was fantastic - the MLS listing, pictures, staging and open

houses were all thoughtfully done and well executed. Julie was always

available and has an amazing attention to detail. We made our decision

recommend Julie to all of my friends and family!

to work with Julie since she received the most recommendations from

Julie Gibson went above and beyond and exceeded my expectations in

decision. She is someone I would work with again in the future.

every way. She took care of every little detail and kept me in the loop

other parents in our town, and we never at any point regretted that Thanks!

during the entire process. She is extremely knowledgeable of the

bought and sold many homes and Julie is by far the best realtor I have

transparent and easy for us as the sellers. We accepted a great offer,

market and all of the advice that she gave us was spot on! I have

used. I will definitely be using her again and will recommend my friends and family to do the same.

I can't say enough about Julie and her consummate professionalism.

Throughout every part of this process, we felt she heard us, understood

Julie was absolutely wonderful. She made the whole process

and she took care of every detail. We could not have been happier. I would highly recommend her to anyone in the area looking to sell their home.

our wishes and concerns, gave us the information to make good

Julie has achieved The Quality Service Certified® Platinum distinction

truly remarkable and I have already recommended her to several

industry. Platinum level professionals have earned 100% client

choices, and supported the outcome in such a calm manner. She is people.

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com

which reflects the highest level of service achievement in the satisfaction as measured by Leading Research Corporation.

Thank you!

Thank you for the opportunity to present this presentation.

I welcome the opportunity to help you sell your home when you are ready!

Julie Gibson, BSW, REALTOR Direct Mobile: 781.771.5760 Direct Office: 781.645.0567

Julie@JulieGibsonHomes.com

Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com