Strategic pricing presentation
Prepared for Robert D. Boyce, Jr.
By Gregory Anderson, Broker and Owner, ACB Realty Inc.
August 18, 2026
Most agents send comps
Robert, this was built before you signed anything with anyone. Every number comes from a source you can check: Courthouse Retrieval System public records, Realtors Property Resource market data, 36 closed sales from your own neighborhood, and the improvement history you documented yourself.
Thirty six closed sales, with the five nearest broken out line by line.
Inventory, days on market, and the sold to list ratio for 02302 right now.
Run independently, then cross checked against one another to find the cluster.
Everything you have done, and what each piece is worth against the comps.
The honest case for each one, including the case against two of them.
The single item standing between you and the top of your range, and its cost.
You choose the number. ACB Realty Inc. makes sure you choose it with better information than anyone else on Marie Ave has. Estimates only. This is not an appraisal.
The asset
A 1957 Campanelli ranch on a quarter acre, extensively improved by a tradesman owner.
1,172 sq ft, larger than four of your five closest comparable sales. Three bedrooms, one full bath, six rooms, single story, slab foundation, one fireplace.
10,794 sq ft (0.25 acres), zoned R1C. FEMA Flood Zone X, minimal hazard, no flood insurance requirement.
Brand new roof, 2024. No oil. Propane primary heat plus pellet stove. Two driveways plus carport. Owned and improved since January 2012 by a union tile setter.
| Attribute | Detail |
|---|---|
| Property type | Single family residential, 101:1 Family Residence |
| Style | Ranch, one story |
| Year built | 1957 |
| Living area | 1,172 sq ft |
| Bedrooms and baths | 3 / 1 full |
| Total rooms | 6 |
| Lot size | 10,794 sq ft, 0.25 acres |
| Zoning | R1C |
| Foundation | Slab, no basement |
| Exterior | Aluminum or vinyl siding |
| Heat | Propane forced air furnace, plus pellet stove |
| Laundry | Washer and dryer, in closet |
| Parcel ID | BROC M:155 R:222 S: |
| 2025 assessed value | $403,500 ($146,200 land, $257,300 improvements) |
| 2025 property tax | $4,886 |
| Last sale | January 20, 2012, $170,000 |
Source: Courthouse Retrieval System Property Report 8/18/2026, City of Brockton Assessor, Realtors Property Resource, owner improvement record.
Fourteen years of work
This is not a cosmetically flipped house. This is fourteen years of a tradesman improving his own home.
Brand new roof, 2024. New gutters. Mass Save attic insulation, 14 inches. New kitchen window. New rear slider. Extended deck.
Electrical service updated about 12 years ago. Recessed lighting added. LED throughout. Propane forced air furnace, 12 to 13 years old. Pellet stove that heats the whole home through winter. Air conditioning wiring already run and set for a condenser.
Kitchen cabinets rebuilt. Bathroom fully remodeled. New refrigerator. Hot water tank replaced about 10 to 12 years ago.
Two driveways installed. Lawns established. Carport, which conveys with the property. Peach and cherry trees.
Walk through
Two minutes through the house. The roof, the mechanicals, the kitchen and bath, and the quarter acre out back.
The video starts muted so it plays automatically. Tap the speaker icon for sound, and the corner icon for full screen.
The property
Every photo below points at a line item in the comparison. This is the visual proof behind the improvement file.
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Photos of 25 Marie Ave taken August 2026. Professional photography is scheduled for days four to six of the launch plan.
Conditions
Brockton 02302 is a seller's market with almost no inventory.
| Market indicator | Reading |
|---|---|
| Months of inventory | 0.75 months |
| Sold to list price ratio | 102% |
| Median days on market | 23 to 26 days |
| Median days to offer | 9 days |
| Median sold price, 02302 | $474,000 |
Anything under three months of inventory is a seller's market. At three quarters of a month, Brockton is severely supply constrained. Correctly priced homes are getting acceptable offers inside the first week to ten days and closing above asking.
The mean days on market across recent sales is 38.9 days against a median of 26. That gap is made up almost entirely of homes that launched at the wrong price, sat, and had to cut. Overpricing is not a free experiment in this market. It is expensive.
Source: RPR Market Trends, Brockton 02302, and MLS data synthesis.
Demand drivers
Demand here is structural, not seasonal.
Median single family prices in Boston neighborhoods like Dorchester have pushed past $830,000. Middle income buyers are moving south into Gateway Cities for space and value retention.
25 Marie Ave sits on the East Side, bordering Abington. This is the address that lets a buyer say Brockton price, Abington line.
Signature Healthcare Brockton Hospital has reopened, restoring a major employment and rental anchor. Massasoit Community College is minutes away. Ames Nowell State Park and Cardinal Spellman High School are both close.
The 2026 FHA loan limit for Plymouth County is $1,249,125. Your price point is fully open to FHA buyers at 3.5% down, which widens the buyer pool considerably.
The wide view
Thirty six comparable sales analyzed. Twenty six recent closed sales used for the core metrics.
| Metric across 26 sold comps | Value |
|---|---|
| Mean sale price | $485,442 |
| Median sale price | $478,500 |
| Mean price per square foot | $410.97 |
| Median days on market | 26.0 days |
| Median days to offer | 9.0 days |
| Mean sale to list ratio | 101.18% |
The Courthouse Retrieval System set of 36 sales produced an average of $407.99 per square foot. Applied to your 1,172 square feet, that yields $478,165. The wide set blends every condition level in the ZIP code into one average, and your home is well above that average. The neighborhood numbers below are the ones that matter.
Source: RERS Comparable Sales 8/18/2026, MLS data synthesis.
Half a mile
Five sales within half a mile. These are the comps a buyer and an appraiser will actually pull.
| Address | Distance | Sale price | Sq ft | $/sq ft | Beds/baths | DOM |
|---|---|---|---|---|---|---|
| 58 Marie Ave | 0.08 mi | $441,000 | 1,032 | $427.33 | 3 / 1 | 19 |
| 64 Budd Ave | 0.09 mi | $535,000 | 1,080 | $495.37 | 3 / 1 | 19 |
| 159 Kathleen Rd | 0.13 mi | $525,000 | 1,060 | $495.28 | 3 / 1 | 25 |
| 19 Ruth Rd | 0.41 mi | $505,000 | 1,224 | $412.58 | 3 / 1 | 28 |
| 28 Gerald Ave | 0.53 mi | $535,000 | 1,352 | $395.71 | 3 / 1 | 20 |
Micro market mean sale price
Micro market median sale price
Micro market mean price per square foot
Confirming sales just outside the tight radius: 44 Leahy Rd at $512,500 on 1,120 sq ft, and 590 East Ashland St at $520,000 on 1,120 sq ft. Every one is a 1957 era ranch on a comparable lot. Every one sold in under 30 days. Four of the five are smaller than your 1,172 square feet. Source: RERS Comparable Sales 8/18/2026.
The lesson
58 Marie Ave sold for $441,000. 64 Budd Ave sold for $535,000. Same neighborhood, same era, 48 square feet apart. The headline was the heat.
The single largest value destroyer in this micro market is oil heat and the deferred capital expenditure that comes with mid century mechanicals. You do not have oil. You have propane forced air, a pellet stove that carries the winter, a 2024 roof, updated electrical, and Mass Save attic insulation. The liability that cost 58 Marie Ave ninety four thousand dollars does not exist at 25 Marie Ave.
| 58 Marie Ave | 25 Marie Ave | 64 Budd Ave | |
|---|---|---|---|
| Sale price | $441,000 | To be determined | $535,000 |
| Square feet | 1,032 | 1,172 | 1,080 |
| Heat source | Oil baseboard | Propane forced air | All electric |
| Secondary heat | None | Pellet stove, full winter | None |
| Roof | Not marketed | New, 2024 | Not marketed |
| Electrical | Original era | Updated 12 years ago | Renovated |
| Insulation | Not marketed | Mass Save, 14 inch attic | Not marketed |
| Kitchen | Original | Cabinets rebuilt, new appliance | Fully renovated |
| Bath | Original | Fully remodeled | Fully renovated |
| Central air | No, window units | No, wired and ready | Yes, new |
| Parking | Standard | Two driveways plus carport | Standard |
You are closer to 64 Budd Ave than to 58 Marie Ave on nine of eleven lines, and you are the largest of the three. The one line where 64 Budd is genuinely ahead of you is central air conditioning.
Live pipeline
Mean list price $491,550. Median list price $487,450. Mean days on market 41.7 days.
Mean list price $494,671. Median list price $489,000. Mean days on market 56.4 days.
Active inventory sits at 56.4 days against a sold median of 26. The homes still on the market are asking near $500,000 without having cured the oil heat and the dated finishes. Buyers carrying 6.67% mortgage rates have priced renovation costs precisely and will not subsidize deferred maintenance.
Your position is the inverse of that problem. The homes stalling out look like 58 Marie Ave and are priced like 64 Budd Ave. You have already done the work, and you have receipts.
Cross check
ACB Realty Inc. does not rely on a single indicator. We line them all up and find the cluster.
| Method | Indication | Note |
|---|---|---|
| RPR automated valuation (RVM) | $459,240 | Range $413,300 to $505,200, five star confidence. Lags the market and does not account for your improvements. |
| RERS average cost per square foot | $478,165 | $407.99 per sq ft across 36 comps, applied to 1,172 sq ft |
| RERS sales price to assessment ratio | $480,166 | Assessment based market ratio method |
| Micro market price per square foot | $521,833 | $445.25 per sq ft from your five nearest sales, applied to 1,172 sq ft |
| Best single comparable, 159 Kathleen Rd | $525,000 | 0.13 miles away, 1957 ranch, 3/1, only 1,060 sq ft, gas heat plus central air |
| 2025 City assessment | $403,500 | Assessments lag. A floor, not a value. |
| RERS House Price Index method | $374,648 | Statistical outlier, discounted |
The cluster: the ZIP code wide methods land near $478,000. The neighborhood specific methods land between $520,000 and $525,000. The difference is condition, and your condition is documented.
Estimates only. ACB Realty Inc. is not an appraiser. This is not an appraisal.
Three defensible positions
The profileClean and livable, but original kitchen and bath, original mechanicals, oil heat, no central air.
The evidence58 Marie Ave at $441,000, eight hundredths of a mile from your door.
Why it is wrong for youThis tier describes a house you no longer own. It ignores the 2024 roof, the propane conversion, the pellet stove, the updated electrical, the Mass Save insulation, the rebuilt kitchen, and the remodeled bath. It would leave roughly $60,000 to $80,000 on the table.
The profilePresents beautifully, updated finishes, but older fossil fuel mechanicals still carrying meaningful replacement risk.
The evidenceThe broader 02302 sold median of $478,500, the under agreement median of $487,450, and the RERS square foot method at $478,165.
The tradeIt stays under the $500,000 psychological barrier, which widens the buyer pool. But it prices your home as merely updated. Your furnace and hot water tank are mid life, not end of life, and your roof is two years old.
The profileFully modernized, off oil, no meaningful deferred capital expenditure facing the buyer.
The evidence64 Budd Ave $535,000. 28 Gerald Ave $535,000. 159 Kathleen Rd $525,000. 590 East Ashland St $520,000. 44 Leahy Rd $512,500. 19 Ruth Rd $505,000.
Why you belong hereAt the micro market rate of $445.25 per square foot, your 1,172 square feet indicates $521,833 on size alone. The honest qualifier is that every comp above $520,000 had central air conditioning. You do not, yet.
That is inside Tier Three, placed just below the central air comps, and fully defensible line by line. In a 0.75 month inventory market closing at 101.18% of list, correctly positioned homes go under agreement in nine days. Estimates only. Not an appraisal. The final number is your decision.
The one gap
Every comparable sale above $520,000 in your neighborhood had central air conditioning. That is the only variable standing between $519,900 and $529,900. The good news is you are most of the way there. The wiring is run and the system is set for a condenser. What remains is equipment and connection, not a whole electrical project.
Complete the condenser installation and market the home as fully conditioned. This answers the only line where 64 Budd Ave and 159 Kathleen Rd beat you, and it supports a launch at $524,900 to $529,900. In a 102% of list market, a modest equipment cost is very likely to return several times over.
List at $509,900 to $519,900 and use the language that the home is already wired and prepped for central air, so the buyer is buying a finished project rather than starting one. This costs you nothing up front and still reads as an advantage over the many homes with no provision at all.
Get a single quote this week. If the number comes back where we expect, Path A is the higher yield decision. If not, Path B is entirely sound.
Positioning
Robert, you are a union tile setter. That is not a footnote. It is a marketing asset, and we intend to use it. Buyers here are highly educated on renovation cost and deeply skeptical of flips. The most common objection to a renovated 1957 ranch is that the work looks good in photographs and was done cheaply behind the surface. Your file answers that objection before it is raised.
The bathroom and kitchen were remodeled by a career tradesman for his own family, not by a contractor for resale.
Continuous ownership and improvement, not a twelve month flip cycle.
Mass Save participation on attic insulation. A 2024 roof and new gutters, the two items buyers fear most in a mid century home.
Two driveways installed properly, established lawns, mature peach and cherry trees, and an extended deck.
Before we go live
Six items, in priority order. ACB Realty Inc. handles the ones that are ours.
The single highest leverage decision available to you. One phone call determines whether we launch at $519,900 or $529,900.
You identified a little rot on the extended deck. Small fix now, large negotiating chip for a buyer later. FHA appraisers flag deteriorated wood. Fix it before the photographs.
Public record still shows an in ground pool that has been filled and removed. ACB Realty Inc. files the correction so no buyer, agent, or appraiser works from stale data, and we disclose the fill properly with any documentation you have.
The tank is rented from Blackwell Energy at about $10 per month, auto fill with a sensor. The buyer will assume this. It is clean, cheap, and well managed, so we disclose it up front rather than letting it surface at inspection.
Roof invoice, Mass Save documentation, electrical permit, furnace and hot water tank records, and the air conditioning rough in. A documented improvement file converts skepticism into confidence at the offer stage.
ACB Realty Inc. walks the property for peeling paint, handrails, operable windows, and GFCI outlets so the appraisal passes on the first attempt.
Hidden value
Massachusetts by right Accessory Dwelling Unit legislation changes what your backyard is worth. Under the statewide law, a property in a single family zone can add an accessory dwelling unit of up to 900 square feet without a special permit. Your 10,794 square foot R1C lot, with the pool now removed and two driveways already installed, is unusually well suited to this. The most common practical obstacle to an accessory unit is parking. You have already solved it.
Massasoit Community College and the reopened Brockton Hospital, both minutes away, anchor steady rental demand.
It opens the home to multigenerational families and income focused owner occupants.
It reframes the backyard from a landscaping line item into a documented financial asset.
Directional guidance only. Any buyer should verify feasibility with the City of Brockton Building Department.
Cost to own
Brockton is affordable to carry, and your home is cheaper to run than most of your comps.
| Cost item | Detail |
|---|---|
| 2025 tax bill | $4,886 on a $403,500 assessment |
| Effective rate | About 1.21%, modestly above the Massachusetts median of 1.15% |
| Tax structure | Split rate with a 1.75 residential shift factor for Fiscal 2026, keeping the residential rate moderate |
| Water | $4.08 per 100 cubic feet |
| Sewer | $2.93 per 100 cubic feet |
| Propane tank lease | About $10 per month, Blackwell Energy, auto fill |
A pellet stove that carries the house through a New England winter, 14 inches of Mass Save attic insulation, and LED lighting throughout make this a genuinely low cost home to run. Buyers at 6.67% mortgage rates are acutely sensitive to monthly carrying cost, and this is a number we will market.
At your price, most of your buyer pool can use FHA at 3.5% down. We pass the appraisal on the first attempt and never lose momentum to a re inspection.
Execution
No oil. Propane forced air plus a pellet stove that carries the winter. 2024 roof. Updated electrical. Mass Save insulation. 64 Budd Ave proved buyers pay nearly a $100,000 premium for the certainty of zero immediate capital expenditure.
Owner occupied and owner improved for fourteen years by a union tradesman. Not a flip, and the listing will say so.
Pellet stove, deep attic insulation, LED throughout, and a tax bill under $5,000.
Quarter acre, R1C zoning, and two driveways already in the ground.
Abington border, Ames Nowell State Park, Cardinal Spellman corridor.
Before day one. The first seventy two hours of exposure are the most valuable and least renewable asset in any listing.
Price it right at launch. In a market where the median home goes under agreement in nine days, a home that sits for thirty is telling every buyer something you do not want said.
| Days | What happens |
|---|---|
| 1 to 3 | Central air quote, deck rot repair, Assessor pool correction filed, FHA sweep, improvement file assembled |
| 4 to 6 | Professional photography, floor plan, copywriting, and the final pricing decision with you |
| 7 | Live in MLS with full syndication to Zillow, Realtor.com, Redfin, and partner sites |
| 8 to 10 | Broker open and first public open house. Buyer agent feedback captured in writing |
| 9 to 14 | The statistical offer window for this market. Offers reviewed with you side by side, not one at a time |
| 15 to 21 | If no acceptable offer, ACB Realty Inc. brings real data and adjusts position. No guessing, no waiting and hoping |
You will never wonder what is happening. ACB Realty Inc. reports every week in writing: showings booked, showings held, verbatim agent feedback, online views, saves and shares, and the recommendation for the week ahead.
The bottom line
A 0.75 month, 102% of list, 26 day seller's market. Correctly priced homes go under agreement in nine days.
Your five closest comparable sales carry a median of $525,000 and a mean of $508,200. At 1,172 square feet you are larger than four nearby homes that all cleared $512,000.
You are off oil. The single largest value destroyer in this micro market, the one that cost 58 Marie Ave $94,000, does not apply to you.
Speed over yield. Not recommended.
Under prices your systems and structure.
Fully defensible, line by line.
Get the quote this week.
The decision is yours. The homework is done.
All valuations are estimates only and are not appraisals. Sources: Courthouse Retrieval System Property Report and Comparable Sales dated 8/18/2026, Realtors Property Resource, City of Brockton Assessor, MLS data synthesis, and the owner's documented improvement record.
Why ACB Realty Inc.
Most agents arrive at a listing appointment with three comps and an opinion. ACB Realty Inc. arrived with thirty six comparable sales, multiple independent valuation methods cross checked against one another, five hyper local sales analyzed line by line, Assessor and Courthouse Retrieval System public records, RPR market trend data, a full inventory of your improvements mapped against each comparable, an ADU value add analysis, and a pre listing readiness plan. All of it prepared before you signed anything.
Not three comps and an opinion. The full picture of your market.
Cross checked against one another to find the defensible cluster.
Every item identified and prioritized before you signed anything.
Most agents send comps. We send a strategy. This report is yours to keep, regardless of what you decide.
Next step
Broker and Owner, ACB Realty Inc.
(857) 212 2170
gregoryanderson@acbrealtyinc.com
www.acbrealtyinc.com
Massachusetts Real Estate License #9504472
Connecticut Real Estate License #REB.0793751
The single decision that determines whether we launch at $519,900 or $529,900.
A small fix now prevents a large negotiating chip for a buyer later.
Roof, Mass Save, and electrical documentation. With those, we finalize your number and go to market.