Marketing Considerations 15 Eustis St, Arlington Heights, MA 02476
Julie Gibson Real Estate Salesperson (781) 771-5760 julie.gibson@gibsonsir.com
The Theoharides Residence September 21, 2026 © 2026 Sotheby’s International Realty. All Rights Reserved. Sotheby’s International Realty® is a registered trademark and is used with permission. Each Sotheby’s International Realty office is independently owned and operated, except those operated by Sotheby’s International Realty, Inc. The Sotheby’s International Realty network fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. This Comparative Market Analysis (CMA) is provided for reference purposes only. Information contained herein has been obtained from third-party sources deemed reliable; however, its accuracy is not guaranteed. This report is not an appraisal or a professional valuation. All estimates are subject to change and should be independently verified before making any real estate decisions.
Letter from Julie Gibson September 20, 2026 Dear Katie, Thank you very much for allowing me the opportunity to meet with you to tour your home on Eustis Street. The enclosed proposal includes a comprehensive market analysis that was used to determine the approximate current market value. I would love the opportunity to discuss my ideas with you. Sincerely, Julie Gibson, BSW, Realtor
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Mission Statement Thank you for the opportunity to tour your lovely home on Eustis Street. From the moment I stepped inside, I could see how you've created a home that is beautiful, comfortable and really well designed! Should you choose to work with me, my mission will be to find the right buyers, those who will appreciate, respect, and love your home as much as your family has. I am committed to working tirelessly to secure the most favorable price and terms, always with your best interest at heart. I'll leverage Sotheby's marketing expertise to showcase your home's most compelling features and activate the full real estate community to maximize your home's exposure. Arlington is well known for its active lifestyle, vibrant dining scene, and perfect blend of suburban comfort and urban convenience. Rich in history and community pride, it consistently attracts buyers seeking a lifestyle backed by the foundation of a wonderful, well-rounded/child focused education. With its highly regarded schools, parks and conservation land, bike-path, and charming town center, Arlington offers a special place to put down roots. Just a short drive from Cambridge and Boston, the area continues to attract highly educated professionals working in academia, medicine, technology, and the biotech industries. The target audience for your home will likely include buyers looking to move up from a condominium or rental, or possibly those downsizing from a larger home who are drawn to the lifestyle and convenience that our town offers. This audience will likely consist of a dual-income, professional household, likely with small children, who are committed to moving to, or remaining in Arlington. Many are drawn to the community for its strong sense of neighborhood and convenient access to major employment centers in Cambridge, Waltham, Lexington, Bedford, and Boston. Buyers will appreciate the updated condition of your home and its sensible layout. They will also value all of your “extra spaces” including the attic, sunroom and lower level. Your yard also offers a very peaceful setting, a sense of retreat, while remaining just minutes from the many amenities along Mass Ave., including a wide variety of restaurants, eclectic shops, libraries, theaters, and bus service to Alewife Station. With convenient access to both Cambridge and Boston, your location offers the perfect balance of tranquility and accessibility. Integrity, trust, and professionalism are the core values that have helped me build a referral-based business. As a full-time real estate advisor working with both buyers and sellers, I have deep insight into how today's buyers evaluate homes. I stay current with the tools and data they rely on and am highly skilled at navigating both the logical and emotional aspects of the buying process, including contract negotiation. I use data-driven marketing strategies powered by cutting-edge technology, along with broad local and global networks, to reach the most qualified buyers. Thank you again for allowing me to provide this opinion of value. I look forward to the opportunity to work with you!
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Property Summary ★ 15 Eustis St, Arlington Heights, MA 02476 Beds Bath SQFT* Lot Size 3
2
1,618
5,001 SqFt
Listing Detail Lot Dimensions 5001.00
Parcel # 329942
Middle School Ottoson
Property Type Single-Family
MLS Area ARLINGTON HEIGHTS
High School Arlington High
Year Built 1939
Senior Community No
Building Style Colonial
County Middlesex County
Elementary School Brackett
Features Floors Tile, Hardwood, Wall to Wall Carpet
Kitchen Countertops - Stone/Granite/ Solid, Flooring - Hardwood
Garage 1, Garage Door Opener, Storage, Under, Work Area
Basement Full, Interior Access, Concrete Floor, Garage Access, Walk Out, Exterior Access
Parking Off-Street, Paved Driveway
Roof Asphalt/Fiberglass Shingles
Heat/AC Gas, Steam, Window Ac Fuel Insulated Windows Fireplace 2 Exterior Vinyl
Main Flooring - Hardwood
*SQFT = Total Combined Square Feet
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
4 $1.23M
7 $1.17M 6 $1.18M
5 $1.19M
2 $1.3M 1 $1.47M
3 $1.25M
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
Beds
Baths
Days
SQFT*
$/SQFT
15 Eustis St $1,031,000 Arlington Heights, MA 02476
Price
3
2
20
1,618
$637
1.
26 Perkins Street Arlington, MA 02476
$1,470,000
3
2
10
1,799
$817
2.
45 Pine Ridge Road Arlington, MA 02476
$1,300,000
3
1.5
7
1,834
$709
3.
268 Renfrew Street Arlington, MA 02476
$1,250,000
3
2
15
1,814
$689
4.
7 Inverness Road Arlington, MA 02476
$1,228,555
3
1.5
12
1,940
$633
5.
156 Waverly Street Arlington, MA 02476
$1,185,000
4
1.5
13
1,772
$669
6.
25 Walnut Terrace Arlington, MA 02476
$1,180,000
4
2
19
1,782
$662
7.
49 Walnut Street Arlington, MA 02476
$1,165,000
3
2.5
19
1,635
$713
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Comparable Listings Comparable #1 26 Perkins Street, Arlington, MA 02476
Listing Detail Beds 3
Bath 2
SQFT* 1,799
Lot Size 6,029 SqFt
SOLD
$1,470,000 List Price: $1,049,000 Days: 10 Sold Date: 08/03/2026 Original List Price: $1,049,000 Original Sold Price: $1,470,000 % of List Price: 140% $/SQFT: $817 Listing Courtesy of: MLS PIN
Property Type: Residential
MLS #: 73544495
Building Style: Tudor
MLS Area: ARLINGTON HEIGHTS
Year Built: 1932
Community: Arlington Heights
County: Middlesex County
Subdivision: Arlington Heights
Tax Amount: $10,737
Elementary School: Brackett
Tax Year: 2026
Middle School: Ottoson
HOA Dues: $100/Annually
High School: Arlington High
SQFT Details: Above Fin. 1,799 Total SQFT 1,799
Features Kitchen: Dining Area, Flooring Vinyl, Lighting - Overhead Main: Closet, Flooring - Wood Basement: Full, Garage Access, WalkOut Access, Interior Entry, Concrete
*SQFT = Total Combined Square Feet
Garage: 1, Attached Garage Parking: Off Street, Paved Drive, Paved, Total: 3, Driveway, Under
Fireplace: 1, Living Room Heat: Forced Air, Natural Gas, Central, Humidity Control, Central Air Floors: Tile, Hardwood, Flooring Wood Roof: Shingle 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
Comparable Listings Comparable #1 26 Perkins Street, Arlington, MA 02476 Remarks
Beds 3
Bath 2
SQFT* 1,799
Lot Size 6,029 SqFt
SOLD
$1,470,000 List Price: $1,049,000 Days: 10 Sold Date: 08/03/2026
Rich in architectural character and thoughtfully updated for modern living, this captivating Tudor in a sought-after Brackett School neighborhood blends timeless craftsmanship with today's comforts. Sun-filled living spaces feature gleaming hardwood floors, beamed ceilings, a welcoming fire-placed living room, updated kitchen, ¾ bath, sunroom, bonus room, and a formal dining room with sliders opening to a recently expanded deck overlooking the private fenced backyard—perfect for entertaining. Upstairs are three generous bedrooms and a beautifully renovated bath featuring radiant heated flooring, while the finished third-floor retreat offers flexible space for a home office, playroom, or creative studio. Major updates include a a highefficiency furnace and central air (2022), renovated baths, roof (2024), Mass Save insulation (2024), driveway, landscaping, and vinyl siding. Convenient to dining, shopping, transportation. Home is where hearts gather and dreams take root!
Original List Price: $1,049,000 Original Sold Price: $1,470,000 % of List Price: 140% $/SQFT: $817 Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Comparable Listings Comparable #1
26 Perkins Street, 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 - 9
Comparable Listings Comparable #2 45 Pine Ridge Road, Arlington, MA 02476
Listing Detail Beds 3
Bath 1.5
SQFT* 1,834
Lot Size 5,275 SqFt
SOLD
$1,300,000 List Price: $1,199,000
Original List Price: $1,199,000
*SQFT = Total Combined Square Feet
MLS Area: ARLINGTON HEIGHTS
Year Built: 1930
Community: Robbins Farm
County: Middlesex County
Subdivision: Robbins Farm
Tax Amount: $10,776
Elementary School: Brackett Elementary Middle School: Gibbs/Ottoson High School: Arlington High
Features
Original Sold Price: $1,300,000
Listing Courtesy of: MLS PIN
Building Style: Colonial
SQFT Details: Above Fin. 1,564 Below Fin. 270 Total SQFT 1,834
Sold Date: 08/31/2026
$/SQFT: $709
MLS #: 73536940
Tax Year: 2026
Days: 7
% of List Price: 108%
Property Type: Residential
Kitchen: Flooring - Hardwood, Countertops - Stone/Granite/Solid, Dining Area, Stainless Steel Appliances, Remodeled Main: Flooring - Hardwood, Closet/ Cabinets - Custom Built, Lighting Sconce Basement: Full, Partially Finished, Walk-Out Access, Interior Entry Garage: 1, Attached Garage Parking: Off Street, Paved Drive, Paved, Total: 3, Attached, Under, Garage Door Opener
Fireplace: 1, Living Room Heat: Steam, Natural Gas, None Fuel: Thermostat Floors: Tile, Hardwood, Flooring Hardwood, Flooring - Wall to Wall Carpet Waterfront: Other (See Remarks), 1 to 2 Mile to Beach, Beach Ownership(Public) Roof: Shingle 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
Comparable Listings Comparable #2 45 Pine Ridge Road, Arlington, MA 02476 Remarks
Beds 3
Bath 1.5
SQFT* 1,834
Lot Size 5,275 SqFt
SOLD
$1,300,000 List Price: $1,199,000 Days: 7 Sold Date: 08/31/2026
Some streets just have a certain magic about them. Neighbors linger outside, block parties still happen, & there’s a true sense of community. Set on a quaint, tree-lined street in the beloved Brackett neighborhood, this lovingly maintained home has been truly cared for, & it shows! Inside, the charm of the 1930s steals the show w/custom woodwork, detailed moldings, & original built-ins, while nicely proportioned rooms create a natural, easy flow. Southeast morning light pours into the fireplaced living room, followed by a 1993 addition where a den became the perfect spot for a home office, playroom, or TV room. Sliders off the dining room open to a back deck overlooking a flat, lush green yard w/plenty of room to relax, garden, or entertain. Upstairs are three bedrooms, a tiled bath, & a walk-up attic. All of this + garage parking & a lower-level mudroom/bonus space, just a short stroll from Arlington's most treasured destination - Skyline Park for sweeping views of the city!
Original List Price: $1,199,000 Original Sold Price: $1,300,000 % of List Price: 108% $/SQFT: $709 Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Comparable Listings Comparable #2
45 Pine Ridge Road, 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 - 9
Comparable Listings Comparable #3 268 Renfrew Street, Arlington, MA 02476
Listing Detail Beds 3
Bath 2
SQFT* 1,814
Lot Size 5,998 SqFt
Property Type: Residential
Tax Year: 2026
Building Style: Garrison
SQFT Details: Above Fin. 1,641 Below Fin. 173 Total SQFT 1,814
Year Built: 1939
SOLD
County: Middlesex County
$1,250,000
Tax Amount: $10,900
MLS #: 73534306 Elementary School: Dallin Elementary School
List Price: $1,075,000
Features
Days: 15 Sold Date: 07/24/2026 Original List Price: $1,075,000 Original Sold Price: $1,250,000 % of List Price: 116%
Kitchen: Flooring - Hardwood, Exterior Access, Dining Area, Bathroom - Full, Stainless Steel Appliances, Gas Stove, Remodeled, Peninsula, Lighting - Overhead, Lighting - Pendant
Fireplace: 2, Living Room, Family Room Heat: Electric, Steam, Natural Gas, Window Unit(s) Floors: Wood, Tile
$/SQFT: $689
Main: Flooring - Hardwood, Lighting - Overhead, Window Seat, Walk-In Closet(s)
Listing Courtesy of: MLS PIN
Basement: Garage Access, Finished
Roof: Shingle
Garage: 1, Attached Garage
Senior Community: No
*SQFT = Total Combined Square Feet
Waterfront: 1 to 2 Mile to Beach, Beach Ownership(Public), Lake/Pond
Parking: Off Street, Total: 2, Under
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Comparable Listings Comparable #3 268 Renfrew Street, Arlington, MA 02476 Remarks
Beds 3
Bath 2
SQFT* 1,814
Lot Size 5,998 SqFt
SOLD
$1,250,000 List Price: $1,075,000 Days: 15
**Offers requested by 10a Tuesday 6/16** Perched on a generous sized lot in one of Arlington’s most desirable neighborhoods, this charming 3 bedroom, 2 full bath home offers the perfect blend of convenience and community. Inside you’ll find a gorgeous kitchen and dining space, lovely living room with wood burning fireplace and the convenience of a first floor full bath. 3 perfectly sized bedrooms and full bath complete the 2nd floor. The lower level play room offers kiddos a nice escape from parents and the spacious yard provides plenty of room for gardening, entertainment and space to toss a ball with your pup. The sellers have taken care of exterior/interior painting, refinishing floors and new lighting so all you’ll need to do is bring your toothbrush! Ideally located near public transportation, route 2/I-95 and within minutes to Arlington’s top-rated schools. Please bring Milo because dogs are most certainly welcome!
Sold Date: 07/24/2026 Original List Price: $1,075,000 Original Sold Price: $1,250,000 % of List Price: 116% $/SQFT: $689 Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Comparable Listings Comparable #3
268 Renfrew Street, 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 - 9
Comparable Listings Comparable #4 7 Inverness Road, Arlington, MA 02476
Listing Detail Beds 3
Bath 1.5
SQFT* 1,940
Lot Size 3,633 SqFt
Property Type: Residential
Tax Year: 2026
Building Style: Colonial
SQFT Details: Above Fin. 1,510 Below Fin. 430 Total SQFT 1,940
Year Built: 1925
SOLD
County: Middlesex County
$1,228,555
Tax Amount: $9,036
List Price: $985,000 Days: 12
Original List Price: $985,000 Original Sold Price: $1,228,555
$/SQFT: $633 Listing Courtesy of: MLS PIN
Elementary School: Dallin High School: Arlington High School
Features
Sold Date: 05/19/2026
% of List Price: 125%
MLS #: 73509286
Kitchen: Flooring - Hardwood, Countertops - Stone/Granite/Solid, Cabinets - Upgraded, Exterior Access, Kitchen Island, Recessed Lighting, Stainless Steel Appliances, Remodeled, French Doors, Lighting Overhead, Lighting - Pendant, Pocket Door, Open Floorplan Main: Closet, Flooring - Hardwood, Balcony - Exterior, French Doors, Attic Access, Closet - Double
Parking: Off Street, Paved Drive, Total: 2, Detached Fireplace: 1, Living Room Heat: Oil, Hot Water, Ductless Floors: Wood, Tile, Engineered Hardwood, Flooring - Hardwood, Flooring - Stone/Ceramic Tile
Basement: Full, Partially Finished
Waterfront: Beach Ownership(Public), 1/2 to 1 Mile to Beach, Lake/Pond
Garage: 1, Garage
Roof: Shingle
*SQFT = Total Combined Square Feet
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
Comparable Listings Comparable #4 7 Inverness Road, Arlington, MA 02476 Remarks
Beds 3
Bath 1.5
SQFT* 1,940
Lot Size 3,633 SqFt
SOLD
$1,228,555 List Price: $985,000 Days: 12
**OFFERS DUE @ 12P 5/5** Tucked away on a quiet, dead-end street, this charming Heights home offers the kind of warmth and character that's hard to find. Rich original details, including gumwood molding and beautiful hardwood floors, blend seamlessly with thoughtful updates. Kitchen and dining room have been combined making everyday living and entertaining effortless. This home features 3 bedrooms, formal living, family room and bonus office sunroom, the ideal spot for morning coffee or cozy reading nook. From the perfectly sized mudroom, enter an idyllic, fenced-in yard perfect for pups, play or simply unwinding outdoors. The detached garage offers exciting flexibility as storage, a workshop or creative studio. Enjoy a true neighborhood setting with unbeatable walkability - just a short walk to the Trader Joe's plaza and the Minuteman Bikeway and less than a mile to an Arlington gem, the reservoir beach.
Sold Date: 05/19/2026 Original List Price: $985,000 Original Sold Price: $1,228,555 % of List Price: 125% $/SQFT: $633 Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Comparable Listings Comparable #4
7 Inverness Road, 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 - 9
Comparable Listings Comparable #5 156 Waverly Street, Arlington, MA 02476
Listing Detail Property Type: Residential Beds 4
Bath 1.5
SQFT* 1,772
Lot Size 5,998 SqFt
Building Style: Colonial Year Built: 1929
SOLD
County: Middlesex County
$1,185,000
Tax Amount: $9,209
List Price: $995,000
SQFT Details: Above Fin. 1,772 Total SQFT 1,772 MLS #: 73509345 Elementary School: Dallin Middle School: Gibbs/Ottoson High School: Arlington High
Tax Year: 2026
Days: 13
Features
Sold Date: 05/29/2026
Kitchen: Flooring - Hardwood, Gas Stove, Peninsula
Original List Price: $995,000 Original Sold Price: $1,185,000 % of List Price: 119% $/SQFT: $669 Listing Courtesy of: MLS PIN
Main: Closet, Ceiling Fan(s), Flooring - Hardwood, Skylight, Vaulted Ceiling(s) Basement: Full, Garage Access, Unfinished Garage: 1, Attached Garage
*SQFT = Total Combined Square Feet
Parking: Paved Drive, Total: 2, Under, Garage Door Opener
Fireplace: 0 Heat: Steam, Natural Gas, Window Unit(s) Fuel: Thermostat Floors: Tile, Hardwood Roof: Shingle 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
Comparable Listings Comparable #5 156 Waverly Street, Arlington, MA 02476 Remarks
Beds 4
Bath 1.5
SQFT* 1,772
Lot Size 5,998 SqFt
SOLD
$1,185,000 List Price: $995,000 Days: 13 Sold Date: 05/29/2026
Perfectly sited on a tree lined side street in Arlington Heights, steps to Dallin Elementary school with its playground and field, this bright 8 room, 4 bedroom Colonial checks all the boxes! Wonderful front porch/mudroom welcomes you. Enjoy the high ceilings, hardwood floors and original detailing of this 1929 Colonial paired with the open floor plan living space, amazing first floor family room with easy access to the new deck and flat, fenced backyard. Spacious living room with built in bookshelves opens to the dining/kitchen featuring white cabinetry, peninsula and updated appliances. Spacious family room perfect for hanging out or entertaining a crowd. Newer 1/2 bath with bead board also on first level. Upstairs the primary bedroom boasting vaulted ceiling & spacious closet provides the perfect retreat. 3 additional bedrooms & full bath also on 2nd floor. Lower level with laundry and storage. One car garage. Close to bus to Alewife Station, Cambridge, Boston, Route 2.
Original List Price: $995,000 Original Sold Price: $1,185,000 % of List Price: 119% $/SQFT: $669 Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Comparable Listings Comparable #5
156 Waverly Street, 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 - 9
Comparable Listings Comparable #6 25 Walnut Terrace, Arlington, MA 02476
Listing Detail Beds 4
Bath 2
SQFT* 1,782
Lot Size 7,200 SqFt
SOLD
Property Type: Residential
Tax Amount: $10,926
Building Style: Cape
Tax Year: 2025
Year Built: 1952
SQFT Details: Above Fin. 1,782 Total SQFT 1,782
County: Middlesex County
$1,180,000 List Price: $1,098,000
MLS #: 73488687
Features
Days: 19
Fireplace: 0
Sold Date: 04/23/2026
Basement: Partially Finished, Sump Pump, Garage Access, Walk-Out Access
Original List Price: $1,098,000
Garage: 1, Attached Garage
Floors: Wood, Tile
Original Sold Price: $1,180,000
Parking: Paved, Under, Storage, Total: 5
Senior Community: No
% of List Price: 107% $/SQFT: $662 Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
Heat: Oil, Baseboard, None
Remarks Open House: 5-6:30pm Friday March 20. 12-1pm Saturday & Sunday March 21 & 22. A Sought After, Sweet home prepared for immediate occupancy. A gracious living room with bay window. Four bedrooms with an Open Office space offer serene retreats. A playroom/office in the basement is sure to please. The exterior of the property is enhanced by a welcoming porch, offering a pleasant spot for relaxation. Shaker style impression of vinyl shingles add beauty and boast low exterior maintenance. A front porch and patio in the back yard add to the outdoor pleasures. Encompassing a generous 7200 square feet of lot area, the outdoor environment offers ample opportunity for personal landscaping visions. Vinyl siding. June 2017 Shingle roof. 2017 Exterior Sprinkler system. 2014 Back Patio. Brand New Front Stone Walls and Staircase. Forced Hot Water Heating, Gas line in the house. Lower Level: Laundry, Storage, and direct access to attached garage. Double Wide Driveway. Come Home!
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Comparable Listings Comparable #6
25 Walnut Terrace, 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 - 9
Comparable Listings Comparable #7 49 Walnut Street, Arlington, MA 02476
Listing Detail Property Type: Residential Beds 3
Bath 2.5
SQFT* 1,635
Lot Size 4,774 SqFt
Building Style: Colonial Year Built: 1927
SOLD
County: Middlesex County
$1,165,000
Tax Amount: $11,334
List Price: $1,175,000
SQFT Details: Above Fin. 1,635 Total SQFT 1,635 MLS #: 73546555 Elementary School: Brackett Middle School: Gibbs/Ottoson High School: Ahs
Tax Year: 2026
Days: 19
Features
Sold Date: 08/11/2026 Original List Price: $1,175,000 Original Sold Price: $1,165,000 % of List Price: 99% $/SQFT: $713 Listing Courtesy of: MLS PIN
Kitchen: Flooring - Hardwood, Countertops - Stone/Granite/Solid, Deck - Exterior, Exterior Access, Kitchen Island, Recessed Lighting, Stainless Steel Appliances, Gas Stove, Window(s) - Picture Main: Flooring - Hardwood, Bathroom - Half, Lighting - Overhead, Walk-In Closet(s) Basement: Full, Partially Finished, Interior Entry
*SQFT = Total Combined Square Feet
Garage: 0
Parking: Tandem, Off Street, Paved Drive, Paved, Total: 2 Fireplace: 0 Heat: Heat Pump, Natural Gas, Baseboard Fuel: Thermostat Floors: Tile, Hardwood, Flooring Hardwood Roof: Shingle 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
Comparable Listings Comparable #7 49 Walnut Street, Arlington, MA 02476 Remarks
Beds 3
Bath 2.5
SQFT* 1,635
Lot Size 4,774 SqFt
SOLD
$1,165,000 List Price: $1,175,000 Days: 19 Sold Date: 08/11/2026
Perfectly situated near Brackett School, Robbins Farm and everything Arlington has to offer, this meticulously maintained home is truly move-in ready. Thoughtful updates include roof, kitchen, heating & ac/heat pump, electrical, some floors, windows, doors, fencing and irrigation. The beautifully designed kitchen offers abundant storage, Delft style accent tiles, Bertch cabinets and a picture window overlooking the deck/garden. The spacious primary suite features a walk-in closet and private half bath, while the updated full bath and two additional bedrooms are fresh and inviting. A flexible floor plan offers open gathering spaces along with a first-floor sunroom ideal for a home office or den, plus a screen porch/mudroom! The lower level adds flex space w/ bath: ready for your design ideas. Outside enjoy a fenced yard with room for pets, play and vegetable garden; just moments from the Arlington Reservoir, local pools, seasonal Beer Garden, Whole Foods, restaurants and the bike trail.
Original List Price: $1,175,000 Original Sold Price: $1,165,000 % of List Price: 99% $/SQFT: $713 Listing Courtesy of: MLS PIN
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Comparable Listings Comparable #7
49 Walnut Street, 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 - 9
Side by Side Comparisons ★ 15 Eustis St Arlington Heights, MA …
26 Perkins Street Arlington, MA 02476
45 Pine Ridge Road Arlington, MA 02476
268 Renfrew Street Arlington, MA 02476
7 Inverness Road Arlington, MA 02476
156 Waverly Street Arlington, MA 02476
Sold
Sold
Sold
Sold
Sold
Residential
Residential
Residential
Residential
Residential
Bedrooms 3
3
3
3
3
4
Bathrooms 2.00
2.00
1.50
2.00
1.50
1.50
-
-
-
-
-
1,799
1,834
1,814
1,940
1,772
1,799
1,834
1,814
1,940
1,772
Lot SqFt 5,001 SqFt
6,029 SqFt
5,275 SqFt
5,998 SqFt
3,633 SqFt
5,998 SqFt
Year Built 1939
1932
1930
1939
1925
1929
10
7
15
12
13
List Price $925,000
$1,049,000
$1,199,000
$1,075,000
$985,000
$995,000
Sold Date 03/31/2022
08/03/2026
08/31/2026
07/24/2026
05/19/2026
05/29/2026
Original List Price $925,000
$1,049,000
$1,199,000
$1,075,000
$985,000
$995,000
Sold Price $1,031,000
$1,470,000
$1,300,000
$1,250,000
$1,228,555
$1,185,000
$817
$709
$689
$633
$669
Tax Amount -
$10,737
$10,776
$10,900
$9,036
$9,209
Building Style Colonial
Tudor
Colonial
Garrison
Colonial
Colonial
1, Living Room
1, Living Room
2, Living Room, Family Room
1, Living Room
0
Flooring Hardwood, Countertops Flooring Stone/Granite/ Hardwood, Solid, Cabinets Exterior Access, Upgraded, Dining Area, Exterior Access, Bathroom - Full, Kitchen Island, Stainless Steel Recessed Flooring Appliances, Gas Lighting, Stainless Hardwood, Gas Stove, Remodeled, Steel Appliances, Stove, Peninsula Peninsula, Remodeled, Lighting French Doors, Overhead, Lighting Lighting Overhead, Pendant Lighting Pendant, Pocket Door, Open Floorplan
Garage Access, Finished
Status Sold Property Type Single-Family
Bathroom Details Sqft* 1,618 Living Area -
Days on Market 20
$/SqFt $637
Fireplace 2
Countertops Stone/Granite/ Kitchen Solid, Flooring Hardwood
Dining Area, Flooring - Vinyl, Lighting Overhead
Flooring Hardwood, Countertops Stone/Granite/ Solid, Dining Area, Stainless Steel Appliances, Remodeled
Full, Interior Access, Concrete Basement Floor, Garage Access, Walk Out, Exterior Access
Full, Garage Access, Walk-Out Access, Interior Entry, Concrete
Full, Partially Finished, WalkOut Access, Interior Entry
Full, Partially Finished
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Full, Garage Access, Unfinished
Side by Side Comparisons ★ 15 Eustis St Arlington Heights, MA …
26 Perkins Street Arlington, MA 02476
45 Pine Ridge Road Arlington, MA 02476
268 Renfrew Street Arlington, MA 02476
7 Inverness Road Arlington, MA 02476
156 Waverly Street Arlington, MA 02476
1, Garage Door Garage Opener, Storage, Under, Work Area
1, Attached Garage
1, Attached Garage
1, Attached Garage
1, Garage
1, Attached Garage
Off-Street, Paved Parking Driveway
Off Street, Paved Drive, Paved, Total: 3, Driveway, Under
Off Street, Paved Drive, Paved, Total: 3, Attached, Under, Garage Door Opener
Off Street, Total: 2, Under
Off Street, Paved Drive, Total: 2, Detached
Paved Drive, Total: 2, Under, Garage Door Opener
Tile, Hardwood, Flooring - Wood
Tile, Hardwood, Flooring Hardwood, Flooring - Wall to Wall Carpet
Wood, Tile
Wood, Tile, Engineered Hardwood, Flooring Hardwood, Flooring - Stone/ Ceramic Tile
Tile, Hardwood
Gas, Steam, Window Ac
Forced Air, Natural Gas, Central, Humidity Control, Central Air
Steam, Natural Gas, None
Electric, Steam, Natural Gas, Window Unit(s)
Oil, Hot Water, Ductless
Steam, Natural Gas, Window Unit(s)
Insulated Windows
-
Thermostat
-
-
Thermostat
-
-
-
-
-
Shingle
Shingle
Shingle
Shingle
Shingle
Waterfront -
-
Other (See Remarks), 1 to 2 Mile to Beach, Beach Ownership(Public )
1 to 2 Mile to Beach, Beach Ownership(Public ), Lake/Pond
Beach Ownership(Public ), 1/2 to 1 Mile to Beach, Lake/Pond
-
Elementary Brackett School
Brackett
Brackett Elementary
Dallin Elementary School
Dallin
Dallin
Tile, Hardwood, Floors Wall to Wall Carpet
Heat/AC
Fuel
Exterior Vinyl Asphalt/ Roof Fiberglass Shingles
*SQFT = Total Combined Square Feet
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 ★ 15 Eustis St Arlington Heights, MA …
25 Walnut Terrace Arlington, MA 02476
49 Walnut Street Arlington, MA 02476
Sold
Sold
Residential
Residential
Bedrooms 3
4
3
Bathrooms 2.00
2.00
2.50
-
-
1,782
1,635
1,782
1,635
Lot SqFt 5,001 SqFt
7,200 SqFt
4,774 SqFt
Year Built 1939
1952
1927
19
19
List Price $925,000
$1,098,000
$1,175,000
Sold Date 03/31/2022
04/23/2026
08/11/2026
Original List Price $925,000
$1,098,000
$1,175,000
Sold Price $1,031,000
$1,180,000
$1,165,000
$662
$713
Tax Amount -
$10,926
$11,334
Building Style Colonial
Cape
Colonial
0
0
-
Flooring Hardwood, Countertops Stone/Granite/ Solid, Deck Exterior, Exterior Access, Kitchen Island, Recessed Lighting, Stainless Steel Appliances, Gas Stove, Window(s) Picture
Partially Finished, Sump Pump, Garage Access, Walk-Out Access
Full, Partially Finished, Interior Entry
1, Attached Garage
0
Paved, Under, Storage, Total: 5
Tandem, Off Street, Paved Drive, Paved, Total: 2
Status Sold Property Type Single-Family
Bathroom Details Sqft* 1,618 Living Area -
Days on Market 20
$/SqFt $637
Fireplace 2
Countertops Stone/Granite/ Kitchen Solid, Flooring Hardwood
Full, Interior Access, Concrete Basement Floor, Garage Access, Walk Out, Exterior Access 1, Garage Door Garage Opener, Storage, Under, Work Area
Parking
Off-Street, Paved Driveway
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 ★ 15 Eustis St Arlington Heights, MA …
25 Walnut Terrace Arlington, MA 02476
49 Walnut Street Arlington, MA 02476
Wood, Tile
Tile, Hardwood, Flooring Hardwood
Gas, Steam, Window Ac
Oil, Baseboard, None
Heat Pump, Natural Gas, Baseboard
Insulated Windows
-
Thermostat
-
-
-
Shingle
Waterfront -
-
-
Elementary Brackett School
-
Brackett
Tile, Hardwood, Floors Wall to Wall Carpet Heat/AC
Fuel
Exterior Vinyl Asphalt/ Roof Fiberglass Shingles
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Status Comparisons
★
Subject Property
Bed
Bath
SqFt*
Lot SqFt
List Price
$/SqFt
Sale Price
% List $
Days
3
2
1,618
5,001
$925,000
$637
$1,031,000
111%
20
Days
Bed
Bath
SqFt*
Lot SqFt List Price
$/SqFt
Sale Price
% List $
1.
26 Perkins Street Arlington, MA 02476
3
2
1,799
6,029
$1,049,000
$817
$1,470,000
140%
10
2.
45 Pine Ridge Road Arlington, MA 02476
3
1.5
1,834
5,275
$1,199,000
$709
$1,300,000
108%
7
3.
268 Renfrew Street Arlington, MA 02476
3
2
1,814
5,998
$1,075,000
$689
$1,250,000
116%
15
4.
7 Inverness Road Arlington, MA 02476
3
1.5
1,940
3,633
$985,000
$633
$1,228,555
125%
12
5.
156 Waverly Street Arlington, MA 02476
4
1.5
1,772
5,998
$995,000
$669
$1,185,000
119%
13
6.
25 Walnut Terrace Arlington, MA 02476
4
2
1,782
7,200
$1,098,000
$662
$1,180,000
107%
19
7.
49 Walnut Street Arlington, MA 02476
3
2.5
1,635
4,774
$1,175,000
$713
$1,165,000
99%
19
Sold Properties
*SQFT = Total Combined Square Feet
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 Home Averages (7 properties)
Avg
$1,254,079 $1,228,555
Beds 3.3
Baths 1.75
SqFt* 1,797
Med
$/SqFt $699
Lot SqFt 5,558 SqFt
$/Lot SqFt $235
Min
Days 14
Max
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
$1,165,000 $1,470,000
Price & Days on Market Price $1,500,000
1
$1,450,000
$1,400,000
$1,350,000
$1,300,000
2
$1,250,000
3
4
$1,200,000 5
6 7
$1,150,000
$1,100,000
$1,050,000
7
8
Days on Market
9
10
11
12
13
Active Properties
14
15
16
Pending Properties
17
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
18
19
20
Other Properties
Price & Days on Market ★
Address
Beds
Baths
Days
SQFT*
$/SQFT
15 Eustis St $1,031,000 Arlington Heights, MA 02476
Price
3
2
20
1,618
$637
1.
26 Perkins Street Arlington, MA 02476
$1,470,000
3
2
10
1,799
$817
2.
45 Pine Ridge Road Arlington, MA 02476
$1,300,000
3
1.5
7
1,834
$709
3.
268 Renfrew Street Arlington, MA 02476
$1,250,000
3
2
15
1,814
$689
4.
7 Inverness Road Arlington, MA 02476
$1,228,555
3
1.5
12
1,940
$633
5.
156 Waverly Street Arlington, MA 02476
$1,185,000
4
1.5
13
1,772
$669
6.
25 Walnut Terrace Arlington, MA 02476
$1,180,000
4
2
19
1,782
$662
7.
49 Walnut Street Arlington, MA 02476
$1,165,000
3
2.5
19
1,635
$713
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Price & Size Price $1,500,000
1
$1,450,000
$1,400,000
$1,350,000
$1,300,000
2
$1,250,000
3
4
$1,200,000 5
6
7
$1,150,000
$1,100,000
$1,050,000
1,650 Square Feet
1,700
1,750 Active Properties
1,800 Pending Properties
1,850
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
1,900 Other Properties
Price & Size ★
Address
Beds
Baths
Days
SQFT*
$/SQFT
15 Eustis St $1,031,000 Arlington Heights, MA 02476
Price
3
2
20
1,618
$637
1.
26 Perkins Street Arlington, MA 02476
$1,470,000
3
2
10
1,799
$817
2.
45 Pine Ridge Road Arlington, MA 02476
$1,300,000
3
1.5
7
1,834
$709
3.
268 Renfrew Street Arlington, MA 02476
$1,250,000
3
2
15
1,814
$689
4.
7 Inverness Road Arlington, MA 02476
$1,228,555
3
1.5
12
1,940
$633
5.
156 Waverly Street Arlington, MA 02476
$1,185,000
4
1.5
13
1,772
$669
6.
25 Walnut Terrace Arlington, MA 02476
$1,180,000
4
2
19
1,782
$662
7.
49 Walnut Street Arlington, MA 02476
$1,165,000
3
2.5
19
1,635
$713
*SQFT = Total Combined Square Feet
All information provided is deemed reliable but is not guaranteed and should be independently verified.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
Pricing Analysis
Approximate Market Value
$1,249,000
★ 15 Eustis St, Arlington Heights, MA 02476 Price Based on Average Sales Average Price of Sold Comparable Properties
$1,254,079
Price Based on Square Footage Average $/SqFt of Sold Comparable Properties Total Combined 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
$698.82 1,618 $1,130,697
Julie's Marketing Plan
Proposed Marketing Plan, 15 Eustis Street, Arlington
First Week, Pre-Marketing
Meet vendors to arrange for any minor improvments if necessary Meet with Ryan from Husky Moving on 9/23 to prepare your home, using existing furniture Arrange for professional photos to be taken, interactive floor plans to be drawn Arrange for a video walking tour (Matterport) to be filmed Create a "Best Reasons to live in Arlington Heights" marketing piece which would include the reasons you have enjoyed your home
Create a local restaurants & amenities map, feature local attactions, bus routes, conservation land etc. Add to BrackettNeighborhood.com website Send e-blast of the coming soon listing to all top Realtors Create marketing brochure with QR code Complete Multiple Listing Form, proof by seller Feature on personal website and GSIR platforms Add to personal website Set up showing instructions in showingtime.com, you will receive an 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 routes etc. Add to marketing binder/brochure 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
Week One on Market
Input listing into MLS, add open houses and broker tours, share to co-agents Enlist our sister offices to highlight your home (especially our two Cambridge offices and nine Boston offices) Create a garden tour themed broker preview event
Run 5 day Social Ad Engine awareness campaign on targeted Social Media outlets - will target a 15 mile radius for targeted consumers Email personal buyers in my data base Email Blast 400+ agents with e-flyer regarding specifics of your house with professional photos attached Create eblast to send out "reverse prospecting" to all agents who have clients who are matched on MLS Create a "boost ad" for Social Media, track results Deliver flyers to property, Create QR code Add to Sotheby’s International Facebook fan page, update Twitter Feed Digital Target Marketing - Boston.com, Realtor.com etc. GSIR inhouse PR will leverage strategic media outreach efforst for local, national and international exposure. Add on personal Pro page Instagram & Facebook with link to website Add enhanced content to Realtor.com website, featured property Contact HR Departments at all nearby Universities and Hospitals to notify of listing 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, personally call all area top producers 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.
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com
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 | (781) 771-5760 | julie.gibson@gibsonsir.com
Thank you!
Julie Gibson, BSW, Realtor Direct Mobile: 781.771.5760 Julie.Gibson@GibsonSIR.com JulieGibsonHomes.com
Julie Gibson | (781) 771-5760 | julie.gibson@gibsonsir.com