Mattapan

Once part of Dorchester, Mattapan became part of Boston in 1870. The neighborhood is primarily residential with several subdivisions including Blue Hill Avenue and Mattapan Square. Triple-deckers, public housing, apartments and detached single-family homes, many built in the late 19th and early 20th centuries, constitute the mix of residential housing. Homeownership is 35.5 percent, higher than the Boston average of 34.1 percent.

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The Mattapan Square Main Street program supports local businesses such as banks, restaurants and retail shops to enhance the community's economic base. The area is connected to greater Boston by several MBTA bus lines, commuter rail and the Mattapan-Ashmont trolley.

Mattapan Residential Investments

Housing is less expensive in Mattapan than in Boston as a whole. Mattapan's median home value in May 2015 was $318,500, an increase of 13.1 percent over the past year. Zillow predicts an increase of 5.8 percent for the year ending April 2016.

Mattapan's foreclosure rate is the highest in the city. Foreclosures as of March 2015 in Mattapan averaged 9.8 homes per 10,000, higher than Boston's of 1.2 and the national average of 3.9. Foreclosures can impact home values in a neighborhood.

In May 2015, the average rent for a two-bedroom apartment was $1,500. Rents averaged $2,235 for a two-bedroom in the West Codman Hill-West Lower Mills area. Both are lower than Boston's average of $2,600.

Choosing the Right Mattapan Investment Property

Homes in Mattapan averaged $277 per square foot in the last quarter of 2014, lower than Boston's average of $512 per square foot during the same period. Many spacious, older single-family homes are being converted to multi-family units. Mattapan had the highest average rent increase in the city of 12.3 percent between 2013 and 2014.

The high number of foreclosures provides investors interested in Mattapan residential properties the opportunity to acquire undervalued homes. Boston City Properties has agents that specialize in foreclosures in the Boston area. Our licensed real estate agents analyze neighborhood dynamics to match the variables of a property with the investment goals of each client. We also offer property marketing services that ensure that the marketing strategy is tailored to the demographics of a neighborhood. Call 617-247-1933 to speak to one of our licensed professionals about foreclosures, marketing your property and other Mattapan investment opportunities.

Mattapan Real Estate Market Overview 2017

Indicating a healthy real estate market of 7.5 out of 10, the median home value in Mattapan rose 11.4 percent over 2016 from $361,000 to $402,000. However, the average price per square foot fell from $274 to $271 during the same period.

Taking into account the number of bedrooms, the median sale price for a two-bedroom home rose 35 1/2 percent from $294,200 in 2016 to $398,750, and the price for a four-bedroom residence rose 11.8 percent from $380,000 to $425,000 during the same period. However, the median price of a three-bedroom home fell 2.7 percent from $357,000 to $347,500.

In August, the median rental price in the neighborhood was around $2,200, which was a slight increase over the low of around $2,100 in January but a decrease from the high point of around $2,600 in March.

The prevailing type of housing in Mattapan is the three-family, or "triple-decker" apartment; however, the neighborhood also features public housing, small apartment buildings and single- and two-family houses. Over 64 percent of residents rent, while over 35 percent are home owners.

2017 Real Estate News

The Boston Planning and Development Agency is reviewing a proposed $57 million, two-building mixed-use development project on a 2.57-acre parking adjacent to the Mattapan MBTA Red Line station. In total, the complex would consist of 10,000 square feet of retail space and 144 residential units.

Phase One of the project includes construction of a five-to-six-story building consisting of 10,000 square feet of main-floor retail, 135 apartment units and a 2,000-square-foot community room. Fifty-one percent of the apartments, or 69, would be designated affordable, 54 units would be available to households earning no more than 60 percent of the area median income, 7 units available to those earning no more than 50 percent of area median income and 8 units available to those earning no more than 30 percent of area median income. Two will be town houses with grade-level entrances, and the other 133 will be located above. Apartments will be available in studio and one- , two- and three-bedroom options. The building will also include a 70-space residential underground parking garage.

Phase Two of the plan calls for construction of a four-story, 12,985-square-foot building containing nine two-bedroom mixed-income condos. There will be nine surface parking spaces available for residents. Fifty existing parking spaces will be replaced, and 20 percent of the site will feature green space.

If approved for financing, construction is set to begin in the spring of 2019 and will be completed in 2020.

Listed at $489,000, or $300 per square foot, is a 4,356-square-foot, three-bedroom, three-bath single-family Colonial-style home at 29 Violante Street. Built in the early 20th century, the home features a finished basement with full bath, kitchenette and washer and dryer hookups. The first floor includes a living room, large dining room, office nook and kitchen with white Shaker cabinets, granite countertops and stainless appliances. This newly-painted home also features hardwood floors and vinyl windows.

A newly-constructed 1,720-square-foot, three-bedroom, two-and-one-half bath corner-unit town house at Temple Place is listed for $559,000, or $325 per square foot. The living area features white oak hardwood floors, and the baths feature low-maintenance tiling. The kitchen includes matte gray tiling, quartz countertops, stainless appliances and EnergyStar-rated dishwasher. Parking for one car is also included with the sale. At the same complex, a 1,630-square-foot condo is listed for $559,000, or $343 per square foot. This unit features an outside deck off the living area.

Located in the Olmsted Green residential neighborhood, a newly-built 1,172-square-foot two-bedroom, two-bath condo lists for $325,000, or $277 per square foot. The open-concept unit features custom kitchen cabinetry with quartz countertops, stainless appliances including microwave, gas range, refrigerator and dishwasher, hardwood floors, contemporary tiled bath and surrounding tub, recessed lighting, washer and dryer, central air conditioning, a private patio and parking.

Built in the early 20th century, a 2,928-square-foot seven-bedroom, three-bath multi-family residence on Fuller Street lists for $725,000, or $248 per square foot. Another two-family residence at 119 Hazelton Street is listed "as is" for $590,000, or $170 per square foot. The corner-lot dwelling includes six bedrooms and two baths and sits on .014 acre.

A three-level, 1,299-square-foot three-bedroom, one-and-one-half-bath end-unit town house in Codman Commons is listed at $319,000, or $246 per square foot. The lower level features a large room with a closet that leads to a spacious back deck, laundry room with washer and dryer and storage room. The entry level includes an open-concept kitchen, dining and living area plus a half bath, and the top level features two bedrooms and a full bath. Off-street parking is included.

A 1,678-square-foot, four-bedroom, two-bath Colonial-style single-family home at 160 Savannah Avenue is listed for $499,000, or $287 per square foot. Built in 1920, the newly-painted home retains its original hardwood flooring and features a finished attic and basement containing two rooms that lead to the backyard. French doors separate the well-lit living room from the dining room. There's also a first-floor room that could serve as a work space.

Ideal for the real estate developer, a 908-square-foot, two-bedroom, one-and-one-half-bath single-family home located on two lots at 21 Kennebec Street lists for $365,000, or $402 per square foot. The partially-finished basement includes a new one-half bath and laundry hookup. The main floor features hardwood flooring and stainless appliances. The paved driveway can accommodate up to six vehicles.

Built in the mid-20th century, a 3,300-square-foot, eight-bedroom, four-bath single-family home at 38 Caryll Street lists for $769,000, or $233 per square foot. The open-concept residence features new floor-to-ceiling windows, kitchen, heating, plumbing, electrical and central air conditioning. There's additional living area in the walk-out basement, large walk-in closets, second-floor laundry and Internet and cable hookups in all rooms. A large backyard and off-street parking are also included.

Located in the Water Mill Building in Baker Square Condominiums at the Loft, a former chocolate factory, an 889-square-foot, one-bedroom, one-bath corner-unit luxury condo lists for $549,000, or $619 per square foot. Within a complex built in 1900, the open-concept condo features 12-foot-high windows with custom blinds overlooking the riverfront, hardwood flooring, modern kitchen with white quartz countertops and stainless steel appliances and in-unit laundry. The pet-friendly community's amenities include riverside patio with grill, heated indoor pool and hot tub, gym and bike storage.

Also listed at the same complex is a 1,306-square-foot two-bedroom loft unit for $725,000, or $527 per square foot. The spacious unit features exposed brick, hardwood floors, vaulted ceilings and arched windows. The kitchen includes granite countertops and stainless appliances. A remodeled master bath completes the well-maintained residence.

Constructed in 1920, a 1,852-square-foot, four-bedroom, two-and-one-half-bath single-family Colonial-style home at 1086 Morton Street lists for $629,900, or $340 per square foot. Featuring a new heating system and fixtures, the home includes a family room with brick fireplace, master bedroom with marble-floored en-suite bath, kitchen with granite countertops and stainless appliances, hardwood floors, stone-front staircase, finished basement with full bath and one-vehicle garage.

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