📊 Sample Property Report
⚡ BLUF (Bottom Line Up Front)
5BR/5BA Carlisle home sold for $2.01M ($502/sqft) in 13 days. Tier 4 suburb with 4,000 sqft on 10.11 acres.
KISS Takeaway: Hot market: Sold quickly in 13 days. Premium $502/sqft reflects quality/location + exceptional 10+ acre estate parcel.
📊 Property Metrics
Price/SqFt
$502
Premium pricing
Days on Market
13
Fast sale
Lot Size
10.11
Acres - ESTATE PARCEL
📝 Property Synopsis
This 4,000 square foot 5-bedroom, 5-bathroom single family at 84 West St, Carlisle, MA 01741 sold for
$2,009,000 in September 2025. Located in Carlisle, a Tier 4 Boston suburb
known for elite schools and large estates, the property spent just 13 days on market.
Situated on a breathtaking 10.11 acres, it sold at $502/sqft and
+215.7% above tax assessed value ($636,400).
⚠️ Note on Valuation: Zestimate data was not available for this property. The 215.7% premium
over tax assessment likely reflects recent improvements or significant land value not captured in municipal assessment.
💰 Valuation Analysis
| Metric |
Value |
vs. Sale Price |
Insight |
| Sale Price |
$2,009,000 |
— |
Market clearing price |
| Zestimate |
Not Available |
— |
Unique property - algorithmic challenges |
| Tax Assessed |
$636,400 |
+215.7% |
Massive premium - land value driver |
💡 Assessment Gap Analysis: The 215.7% premium suggests the municipal assessment
significantly undervalues the land component. At $2M sale price on 10.11 acres, implied land value
is approximately $1.2-1.4M ($119-138K/acre), which is typical for Carlisle estates.
🌳 Estate Land Analysis - The Crown Jewel
👑 Estate Parcel: 10.11 acres represents true estate-scale land holdings in one of
Boston's most prestigious suburbs. This is not just a large lot - it's a private sanctuary.
Land Value Breakdown
Total Lot Size
10.11
Acres
Est. Land Value
$1.3M
~65% of total price
$/Acre
$129K
Carlisle premium
Estate Land Comparables
| Property |
Location |
Acres |
Sale Price |
Est. $/Acre |
| 84 West St |
Carlisle |
10.11 |
$2.01M |
$129K |
| 5 Azalea Ln |
Upton |
7.1 |
$2.07M |
$82K |
| 92 South St |
Norwell |
5.53 |
$2.25M |
$105K |
🎯 Market Context - Elite Tier 4
Carlisle: The Rural Elite Suburb
Carlisle is classified as Tier 4 - Elite Schools, Less-Ideal Commute.
The town is renowned for its rural character, excellent schools (feeds into Lincoln-Sudbury Regional High School, rated 9/10),
and large estate lots. It's where Boston professionals seeking privacy and top schools establish roots.
✅ Elite Positioning
- Schools: Lincoln-Sudbury Regional HS (9/10)
- Privacy: 10.11 acres - your own private retreat
- Fast Sale: 13 days indicates high demand
- Prestige: One of Boston's most exclusive towns
- Character: Rural feel with Boston access
⚠️ Lifestyle Requirements
- Commute: 35-45 minutes to downtown Boston
- Maintenance: 10+ acres requires upkeep/landscaping
- Rural Services: Fewer nearby amenities vs. urban suburbs
- Premium Entry: $2M+ price point limits buyers
💡 Investment Insights
🚀 Velocity Signal: The 13-day sale at $2M+ price point is exceptional. This indicates
the estate parcel + elite school combination found its ideal buyer quickly - a sign of strong market fundamentals.
Why This Property Sold Fast
Demand Drivers
- Elite school district (top priority for families)
- True estate-scale land (10+ acres rare)
- Privacy seekers (post-COVID trend continues)
- Reasonable $/sqft ($502 vs. Newton's $562)
Investment Thesis
- Land scarcity - they're not making more
- School quality drives sustained demand
- Estate properties appreciate consistently
- Low supply = pricing power for sellers
Comparable Performance
In the July-October 2025 dataset, only 26% of properties sold in under 20 days.
This property's 13-day sale places it in the elite performance category, alongside Newton ($562/sqft, 9 days)
and other premium locations. For a $2M+ property, this velocity is remarkable.
👥 Ideal Buyer Profile
Perfect For:
- School-Focused Families: 9/10 rated Lincoln-Sudbury HS
- Privacy Enthusiasts: 10+ acres of seclusion
- Remote/Hybrid Workers: Commute less critical
- Outdoor Lifestyles: Space for horses, gardens, recreation
- Prestige Seekers: Carlisle address carries cachet
Consider Alternatives If:
- Daily downtown commute is essential
- Prefer walkable urban amenities
- Not interested in land maintenance
- Want quick resale liquidity (estate properties = longer sales)
- Under $2M budget
🎯 Key Takeaways
Property Strengths
- Elite Tier 4 schools (Lincoln-Sudbury 9/10)
- Estate-scale land (10.11 acres)
- Lightning-fast 13-day sale
- Premium pricing justified by land + schools
- Prestigious Carlisle address
Investment Outlook
- Land scarcity drives long-term appreciation
- School quality sustains demand
- Hold for 7-10+ years to maximize returns
- Low liquidity risk despite premium price
- Expect similar velocity (10-20 days) on resale if priced right
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Sample Property Report | Data Source: Zillow Recent Sales | Analysis Date: October 9, 2025
Listing URL: View on Zillow