COGnitions

3 June
2025
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Not Just Listed—Advised: A Case Study on how we Beat Dorchester Multi-Fam Market Returns at 28 Thornley | By Jeff Hamilton

When our client approached us to sell his multi-family property at 28 Thornley Street, we didn’t just look at what it was—we looked at what it could be.

Could we simply list it as-is and call it a day? Sure, many agents would do that. However, we knew there was a smarter, more strategic way to unlock a higher return on investment for this asset. The question was simple: Would they earn more selling the building as-is, or converting to two separate condos?

We ran the numbers both ways:

  • As a Multi-Family Sale: Based on 63 Bakersfield Street, we recommended listing at $1.099M to drive a competitive offer environment. Our estimated sale range was $1M–$1.15M.
  • As Two Condos: Total estimated yield between ~$1.2M–$1.32M broken down like this:
    • Unit 1 (1,388 sf): Recommended list price: $550K, estimated sale range: $550K–$625K.
    • Unit 2 (1,690 sf): Recommended list price: $659K, estimated sale range: $635K–$695K.

With the potential to net at $100K–$250K more, the choice became clear and we went to market with both units separately. The results proved the strategy yielding a total sale value of $1,280,00 for the building.

Not only did we exceed the top end of the projected multi-family sale value, but we were able to move the units quicker too. After the first weekend, both units received strong interest and we secured multiple offers that moved quickly to close. By repositioning 28 Thornley as two thoughtfully priced condos, we helped our client unlock over $100,000 in added value.

Now, why is this so important?

Sometimes the smartest sale isn’t the simplest. Many agents in the market take direction from their client without understanding the market and critically thinking through strategy to achieve the best results for their clients. This is what strategic real estate advising looks like. Real advice, backed by data, that can be tailored to the market and executed with precision. That’s what we bring to the table.