25 Browning Road – Somerville, MA – Hutchins Esperti Real Estate

Acquisition & Project Basics

Property Characteristics: Existing 4 bedroom, 2 bathroom single-family home located on a corner lot in one of Somerville’s most desirable neighborhoods. The property had been owned by the same family for over 30 years and exhibited significant deferred maintenance throughout.

Location: Somerville, MA

Acquisition Source: Word-of-mouth referral through a local Realtor representing the family.

Construction Timeline: 7 Months

Total Timeline: 7 Months

Project KPIs

High Level Financials

Acquisition Price: $1,250,000

Renovation Budget: Approximately $400,000

Total Project Cost: Approximately $1,800,000

Disposition Price: $2,050,000

Investment Structure: Joint venture with an active operating partner and third-party lending.

Value Add Summary

High Level Scope of Work:

Added approximately 600 square feet of living area
Added 2 new bedrooms
Added 2 new bathrooms
Converted existing bedrooms into a primary suite
Complete interior renovation throughout
Exterior improvements and modernization

Value Add Highlights:

Added usable living space in a market where every square foot carries significant value.
Reconfigured the floor plan to create a true primary suite and improve overall functionality.
Positioned the renovation within the mid-to-high-end segment of the market to maximize buyer demand while maintaining broad market appeal.
Delivered a fully move-in-ready product requiring no additional improvements from the buyer.
Received a strong offer within the first week on market and closed approximately 40 days after listing.

Outcome

The property was successfully repositioned from a dated family-owned home into a modern, move-in-ready residence designed for today’s buyers.

Through disciplined project management, targeted renovations, and strategic market positioning, the project achieved a successful disposition at $2,050,000 while competing against other high-end inventory that remained on the market significantly longer.