The boulevard at a glance
| Parcels with a house | 43 |
|---|---|
| Aggregate just value | $90,298,225 |
| Rate range | $273.2 — $776.9 per sq ft |
| Median rate | $433.4 |
| Band width | $503.80 — fourteenth widest of the 120 streets in the roll |
| Rank by parcel count | 2nd of 120 |
| Rank by total value | 7th of 120 |
| Build years | 30 distinct years, 1975 to 2023 |
| Floor area | 2,044 — 8,463 sq ft |
| Bath test | 15 clear one bath per bedroom, 8 land level, 20 fall short |
The two cohorts that explain the street
Kelso Blvd has three houses built in 1981 and three built in 2001. Both groups sit in the same recorded plat. Both average four bedrooms. On floor area they differ by 11.8 percent. On price per foot they differ by 41 percent — and that is the smaller of the two gaps in this story.
| Address | Built | Floor area | Beds / baths | Just value | Per sq ft |
|---|---|---|---|---|---|
| 1448 Kelso Blvd | 1981 | 4,256 | 4 / 3.5 | $1,514,800 | $355.9 |
| 1473 Kelso Blvd | 1981 | 5,814 | 4 / 4.5 | $2,067,800 | $355.7 |
| 1413 Kelso Blvd | 1981 | 4,992 | 4 / 5.5 | $1,818,730 | $364.3 |
| 1437 Kelso Blvd | 2001 | 4,320 | 4 / 5.0 | $2,018,900 | $467.3 |
| 1474 Kelso Blvd | 2001 | 5,124 | 4 / 3.5 | $3,334,550 | $650.8 |
| 1475 Kelso Blvd | 2001 | 4,042 | 4 / 3.0 | $3,140,370 | $776.9 |
The 1981 trio spans $8.60 a foot. Three houses of 4,256, 4,992 and 5,814 sq ft — 1,558 sq ft of floor area between the smallest and the largest, nearly a third again as much house — and $8.60 between the cheapest and dearest foot. The largest of the three is not the dearest: 1473 at 5,814 sq ft carries $355.7 and 1413 at 4,992 carries $364.3.
The 2001 trio spans $309.60. Same plat, same build year, same bedroom count, and $309.60 a foot between 1437 and 1475. That is thirty-six times the spread of the 1981 group, on a cohort with less variation in size. On Kelso Blvd, build year does not predict the rate — and neither does floor area.
The difference is in the roll section, not the houses. All three 1981 parcels carry a 132327 parcel prefix. In the 2001 group, 1437 carries 132327 — and 1474 and 1475 carry 242327. The two 242327 parcels are the two dearest feet in the cohort, and the one that shares the prefix with the 1981 houses is the cheapest at $467.3. A parcel-prefix boundary runs through this boulevard's 2001 houses, and it prices at $183.5 to $309.6 a foot.
What the two cohorts have in common
All six carry four bedrooms. Every parcel in both groups is a four-bedroom house, from 4,042 to 5,814 sq ft — 1,010 to 1,454 sq ft per bedroom. On bedroom count alone the six are indistinguishable.
Five of six clear the one-bath-per-bedroom test. 1475 is the exception: four bedrooms, three baths. It is also the highest rate on the entire boulevard, which is worth stating together — the dearest foot on Kelso Blvd belongs to the one house in this comparison that is short a bath.
None of the six is the street's largest or most valuable house. 1211, at 8,463 sq ft, carries $396.9 and is the largest here; 1455, at 6,448 sq ft and $4,292,030, is the most valuable and the second-dearest foot at $665.6. The extremes of Kelso Blvd sit outside both cohorts.
The rest of the street
1126 Kelso Blvd is the floor. $869,730 on 3,184 sq ft from 1977, at $273.2 — the lowest rate and the lowest assessment of the forty-three, and 86th-lowest of 1,042 houses county-wide.
1455 Kelso Blvd is the ceiling by value. $4,292,030 on 6,448 sq ft, $665.6 a foot, built 1989. It is the most valuable parcel here but only the fifth-largest house, and its rate is second only to 1475.
Three addresses at the south end are a different roll section. 1474, 1475 and 1476 carry the 242327 prefix rather than 132327, sit about 130 m south of 1473, and two of them — 1475 and 1476 — file no subdivision name at all. 1474 files an instrument number, 10468/0815, where a plat name would normally be. They are also the three dearest feet in that half of the street.
Thirty build years across forty-three parcels. 1975 opens the record and 2023 closes it. Where years repeat, they repeat with a purpose worth checking: the 1977 pair (1126 and 1201) prices $197 a foot apart, the 2001 pair inside the same roll section prices $183.5 apart, and the 1981 pair prices $8.60 apart. A shared build year tells you nothing on its own.
Twenty of forty-three fail the one-bath-per-bedroom test. That is the common condition on this street, not a defect of any single parcel, and it is the sentence most likely to be wrong in a listing description written from memory.
All 43 records, in address order
- 1126
- 1134
- 1140
- 1201
- 1204
- 1211
- 1212
- 1216
- 1229
- 1301
- 1302
- 1306
- 1309
- 1325
- 1335
- 1338
- 1344
- 1345
- 1355
- 1401
- 1404
- 1407
- 1410
- 1413
- 1419
- 1424
- 1425
- 1431
- 1436
- 1437
- 1442
- 1443
- 1448
- 1449
- 1455
- 1458
- 1461
- 1467
- 1468
- 1473
- 1474
- 1475
- 1476
What this page is not
- It is not a listing set. No parcel here is described as for sale.
- It is not an appraisal. Every figure is the county's just value for its own tax year.
- It does not confirm dock, seawall or boating access for any parcel.
- It does not resolve the 242327 roll section boundary or why it prices the way it does.
Check a Kelso Blvd description against the record
Paste the copy and get a free grade across five categories, plus a rewrite that stays inside what these 43 records actually support.