Skip to content
Skip to content
TopHapOpen in map
Single Family ResidenceResidential
$1,865,683$362 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 99How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $1,550,000 on Oct 12, 2022

86 FOREST ST

READING, MA 01867
4
Beds
4.5
Baths
5,160 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.9 ac
Lot SizeThe size of the land the home sits on, from county records.
2015
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
10
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$1.9M
$1.8M low$1.9M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$1,550,000 · Oct 12, 2022
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$625,683
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$500,546
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.66%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$1,240,000
EAST CAMBRIDGE SAVINGS BANK · P · recorded Oct 12, 2022

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$16,939 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$1,487,200 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$533,200
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$954,000
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$1,758,925

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.17 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Colonial
CountyMIDDLESEX
Lot (acres)The size of the land the home sits on, from county records.0.90
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(6)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
Arthur W. Coolidge Middle SchoolA-
Middle · Grades 6–8 · 0.1 mi
E
Birch Meadow Elementary SchoolA
Elementary · Grades KG–5 · 0.2 mi
H
Reading Memorial High SchoolA-
High · Grades 9–12 · 0.4 mi

District: Reading School District

Neighborhood · ZIP 01867These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.29
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.99
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.81

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.37%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.3.5%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.25,631
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.2,546 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$145,651
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$169,912
Average tempThe average temperature here across a full year.49°F
Annual precipHow much rain and melted snow falls here in a typical year.48 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.58%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

86 Forest St measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Among the most valuable homes in Reading 01867
  • Costs less per square foot than 87% of homes in Reading 01867
  • Bigger than 98% of homes in Reading 01867
  • Has a bigger lot than 80% of homes in Reading 01867
  • Newer than 96% of homes in Middlesex County

What homes are worth in Reading 01867

Each bar is how many homes fall in that price range. The marker is this home.

This home
$407K$1.7M

This home is worth more than almost all homes in Reading 01867.

How it measures up in Reading 01867

The dot is this home. The mark in the middle is the typical home in Reading 01867.

Estimated value$1,865,683
CheaperTypical $871,741Pricier

Pricier than almost all homes nearby

Price per ft²$362
CheaperTypical $463Pricier

Pricier than 13% of homes nearby

Living area5,160 ft²
SmallerTypical 1,944 ft²Bigger

Bigger than 98% of homes nearby

Lot size0.9 ac
SmallerTypical 0.35 acBigger

Bigger than 80% of homes nearby

Year built2015
OlderTypical 1958Newer

Newer than 95% of homes nearby

How 86 Forest St ranks against every home in each area.
MeasureThis homeReading 01867Middlesex County
Estimated valuepricier than$1,865,683almost all homes93% of homes
Price per ft²pricier than$36213% of homes21% of homes
Living areabigger than5,160 ft²98% of homes98% of homes
Lot sizebigger than0.9 ac80% of homes75% of homes
Year builtnewer than201595% of homes96% of homes

About 86 Forest St

How much is 86 Forest St, Reading, MA worth?

The TopHap Estimate for 86 Forest St, Reading, MA is $1,865,683 as of Jul 14, 2026. The likely range is $1,844,483 to $1,886,883. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 86 Forest St, Reading, MA last sell?

86 Forest St, Reading, MA last sold on Oct 12, 2022 for $1,550,000, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 86 Forest St, Reading, MA?

86 Forest St, Reading, MA has 4 bedrooms, 4.5 bathrooms, 5,160 square feet of living space and a 0.90-acre lot.

When was 86 Forest St, Reading, MA built?

86 Forest St, Reading, MA was built in 2015, making it 11 years old. It is a colonial home. The building has 2 stories.

What schools serve 86 Forest St, Reading, MA?

86 Forest St, Reading, MA is assigned to Arthur W. Coolidge Middle School (middle), rated A-; Birch Meadow Elementary School (elementary), rated A; Reading Memorial High School (high), rated A-. All sit in Reading School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 86 Forest St, Reading, MA compare to other homes in Reading 01867?

Among the 8,629 homes in Reading 01867, it is worth more than almost all of them ($1,865,683 against a typical $871,741), its price per square foot is higher than 13% of them ($362 against a typical $463), it is bigger than 98% of them (5,160 ft² against a typical 1,944 ft²), its lot is bigger than 80% of them (0.9 ac against a typical 0.35 ac) and it is newer than 95% of them (2015 against a typical 1958). Measured against all of Middlesex County, it is worth more than 93% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 86 Forest St, Reading, MA?

The 2025 property tax bill for 86 Forest St, Reading, MA was $16,939. The county assessed it at $1,487,200.

Closest homes

More homes in Reading 01867

Assigned schools

Explore the area

See this home in context

Open 86 Forest St on TopHap’s interactive map to compare it against every sale nearby, overlay school zones and flood risk, and run a CMA.

Open in map
A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map