Allston, MA 02134PID 2201796000Two-Family Row EndBuilt 1890 · Reno 2020
Should I appeal? No
$958,400
FY2026 Assessed Value
Tax: $11,884/yr
$6.12/sqft
Tax Trajectory · FY2013 – FY2026
FY2013: $4,376FY2019: $6,097← LLC buysFY2021: $6,938← Renovation recordedFY2026: $11,884+171% over 14 years
Where 42-44 Hano Sits Among R2 Peers
Each dot is an R2 two-family in 02134. 42-44 Hano is below the cluster on tax/sqft —
confirming it's not over-assessed relative to similar properties.
42-44 Hano — $6.12/sqft tax, $494/sqft value R2 peers (n=15 shown) R2 median ($5.70/$460)
42-44 Hano sits below the main cluster on tax burden.
Its tax/sqft ($6.12) is near the R2 median despite having the newest renovation of any peer.
Properties with similar value/sqft pay $6.90–$8.50/sqft in tax.
My Zip · 02134 Allston
3,995
Viable Parcels
551
R2 Stratum
176
Leads (4.4%)
$5.70
R2 Median Tax/sqft
$460
R2 Median Value/sqft
Anomaly heatmap of all 3,982 parcels in 02134. Red = over-assessed,
blue = under-assessed, white = neutral.
Zoom and hover for details. 42-44 Hano sits in the blue — under-assessed territory.
Median assessment ratio across 147 sales-calibrated parcels: 1.075
(Boston systematically assesses ~7.5% above market). 25 R2 leads exist (4.5% of R2);
42-44 Hano is not among them.
Verdict
Should I appeal? No.
The $958,400 assessment is reasonable and probably conservative.
Every valuation method points above the assessment.
Assessment vs. Market Estimate
Assessment $958,400
Estimate $1,030,000
Reconciled from 3 independent methods
Sales Comparison
$1,025,000
4 recent comps
Assessment Ratio
$1,054,000
113% ratio cross-check
Income Approach
$950,000
Rental capitalization
01
Comparable sales cluster above the assessment
Four most recent similar sales all closed 3–23% above their City assessments.
Median comp sold for 13% above assessment. Applying that ratio gives ~$1,080,000 —
well above $958,400.
02
The 2020 gut renovation is not fully priced in
10 permits totaling $378,450. Newest renovation of any comparable.
Yet the assessor's $493/sqft values the property below comps with
2000–2014 renovations that sold for $547–549/sqft.
03
The market is trending upward and the assessment lags
Ward 22 two-family $/sqft rose 24% from 2017–2024 ($353 → $436).
FY2026 assessment already trails 2024 sales data. FY2027 will likely increase.
Sources: City of Boston ArcGIS, data.boston.gov, Zillow (Apify), MA Secretary of State. All data is public record.
Renovation Story · 10 Permits, $378K
6 of 10 permits remain Open (2018–2019 vintage).
Bubbles sized by declared permit value.