284 Shawmut #3, South End Boston — AI Property Analysis Example | Nestlyze
South End brownstone condo example: $1.649M, 6-unit MA condo trust (Ch 183A), $48K pending facade assessment, BLC historic district. 60/100.
Example report — demo, not a real listing
284 Shawmut Avenue #3, Boston, MA 02118 — AI property analysis example
3 bed · 2 bath · 1,520 sqft · Built 1872 (South End brownstone condo) · $1,649,000
Nestlyze composite score: 60/100 · Verdict: Proceed with Caution.
Executive summary
284 Shawmut Ave #3 is an 1872 South End brownstone parlor-level condo, listed at $1.649M. The South End is a designated Boston Landmark District (BLC jurisdiction since 1983). Strengths: Back Bay Station 14-min walk, MBTA Orange Line at Tufts Medical Center 8-min walk, Whole Foods + dozens of restaurants on Tremont/Washington corridor. Boston Public Schools assigns Quincy Elementary 6/10 and Boston Latin Academy 8/10 (exam school — admission test required, not address-based). Dominant concerns are the 6-unit condo trust structure (MA condos governed by Chapter 183A), a $48K pending special assessment for facade repointing, and 152-year-old building envelope.
Recommendation
Proceed with Caution — only if the $48K facade assessment is clearly allocated in the offer (seller-paid or price reduction), you've reviewed 36 months of trust financials, and you have a 7+ year hold horizon.
Key strengths
Back Bay Station 14-min walk (Amtrak + commuter + Orange Line) — irreplaceable transit access.
South End Boston Landmark District protects character — durable architectural scarcity.
Priced in line with 02118 brownstone condo median ($1,085 vs $1,108/sqft).
FEMA Zone X — South End elevation protects vs Back Bay/Seaport flood exposure.
Key concerns
Critical. $48K pending facade assessment — allocation must be explicit in offer contract.
Critical. 6-unit condo trust — thin reserves and concentrated capital call exposure under Chapter 183A.
Warning. Partial knob-and-tube in common areas — uninsurable per most carriers, removal capital project required.
Warning. MA Lead Law — pre-1978 building, removal mandatory if children below 6 reside ($8K-$25K).
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