261 Beacon

261 Beacon (2013)

261 Beacon (2013)

Lot 24.05' x 112' (2,694 sf)

Lot 24.05′ x 112′ (2,694 sf)

261 Beacon is located on the south side of Beacon, between Dartmouth and Exeter, with 259 Beacon to the east and 263 Beacon to the west.

261 Beacon was designed by Blaikie and Blaikie, architects, and built in 1889-1890, for mason and builder Peter Graffam, one of three contiguous apartment buildings (330 Dartmouth, 259 Beacon, and 261 Beacon). He and his wife, Alice S. (Tufts) Graffam, lived in Malden.

Peter Graffam is shown as the owner of 259 Beacon and 261 Beacon on the on the original building permit applications, dated December 13, 1888, and on the final building inspection reports dated December 30, 1889. He is also shown as the owner of 330 Dartmouth on the final building inspection report, dated December 16, 1890 (the original permit application has not been located).

259-261 Beacon were known as The Grosvenor and 330 Dartmouth was known as The Graffam. Over the years, the three buildings changed hands frequently, sometimes being held by one owner and sometimes being held by different owners. All three were converted into condominiums: 330 Dartmouth in 1979, 259 Beacon in 1984, and 261 Beacon in 1983.

Second floor plan of 261 Beacon, bound with the final building inspection report , 30Dec1889 (v. 33, p. 115), with some water damage; courtesy of the Boston Public Library Arts Department

Second floor plan of 261 Beacon, bound with the final building inspection report , 30Dec1889 (v. 33, p. 115), with some water damage; courtesy of the Boston Public Library Arts Department

Peter Graffam purchased the land for all three buildings, with a 105 foot frontage on Beacon, on October 25, 1888, from dry goods merchant Eben Dyer Jordan, co-founder of the firm of Jordan, Marsh & Company. Eben D. Jordan had been conveyed the land one week earlier, on October 19, 1888, by the Commonwealth of Massachusetts. The land originally had been sold by the Commonwealth at its auction on October 26, 1865, and Eben Jordan either was the successful bidder at that time or acquired the right to purchase it from the successful bidder, but in either case did not complete the transaction until he had a buyer to whom he could sell it.

Click here for an index to the deeds for 261 Beacon.

Peter Graffam sold all three buildings between 1889 and 1891. As built, there were open passageways between each building about 7 feet wide running from the alley north about 30 feet to an open courtyard about 11 feet wide and extending about 25 feet to the north. When the buildings were sold, the deeds established easements to ensure that these areas would remain open for the benefit of both properties.

Plan showing easements between 330 Dartmouth, 259 Beacon, and 261 Beacon; Suffolk County Deed Registry, Book 1992, p. 483 (5Mar1890)

On April 16, 1890, 261 Beacon was purchased from Peter Graffam by attorney Linus Mason Child. He and his wife, Ada (Abbie) M. (Cummings) Wilson Child, had lived in an apartment at 259 Beacon during the 1889-1890 winter season (he had purchased 259 Beacon from Peter Graffam in December of 1889 and sold it the same day). By the 1890-1891 season, they were living in an apartment at 330 Dartmouth.

On October 21, 1890, 261 Beacon was acquired from Linus Child by Edward Henry Davies. He and his wife, Susan W. (Bridge) Davies, lived in Portland, Maine, where he was president of the Portland Gas Light Company.

On July 11, 1898, 261 Beacon was acquired from Edward Davies by James F. Wilkinson of Newton.

The property subsequently changed hands and on May 1, 1900, was acquired by a trust established under the will of Frederick Lothrop Ames for the benefit of his daughter, Helen Angier (Ames) Hooper, the wife of Robert Chamblet Hooper. The Hoopers lived at 448 Beacon. The trust had acquired 330 Dartmouth and 259 Beacon in April of 1900.

Helen (Ames) Hooper died in February of 1907, and on September 22, 1909, the properties were transferred to Philip Dexter as guardian for her only child, Helen A. Hooper, a minor.

In December of 1909, all three buildings were acquired by real estate dealer Frederick Augustus Whitwell. He and his wife, Mary Crowninshield (Silsbee) Whitwell, lived at 113 Marlborough. He died in July of 1912 and his estate sold the buildings to real estate dealer Loren D. Towle.

On February 1, 1913, 330 Dartmouth, 259 Beacon, and 261 Beacon were purchased from Loren D. Towle by the Methodist Religious Society, which continued to own them until January of 1923.

The properties changed hands and in May of 1924 were sold to three separate owners. They all changed hands again, with 259 Beacon and 261 Beacon acquired by real estate dealer James M. Burr. By December of 1924, all three properties were owned by real estate dealer George F. Welch. On December 10, 1926, they were acquired from him by real estate dealer William J. Stober.

330 Dartmouth (ca. 1942), photograph by Bainbridge Bunting, courtesy of The Gleason Partnership

330 Dartmouth (ca. 1942), photograph by Bainbridge Bunting, courtesy of The Gleason Partnership

William J. Stober retained 330 Dartmouth and sold 259 Beacon and 261 Beacon on December 23, 1926, to Anna Teresa (Connors) Demara, the wife of Napoleon L. Demara. They lived in Lawrence, where he was a theatre owner.

By 1928, Dr. Francis Minot Rackemann, a physician, had leased space at 261 Beacon for his offices. He and his wife, Dorothy (Mandell) Rackemann, lived at 263 Beacon. In December of 1928, he filed for (and subsequently received) permission to remodel 261 Beacon and cut a door through to 263 Beacon, connecting his home with his office. He continued to maintain his office there until the early 1950s, when he moved it to 266 Beacon.

On August 17, 1936, the Milford Savings Bank foreclosed on its mortgage on 261 Beacon to James M. Burr, which had been assumed by the Demaras, and took possession of the property. In June of 1936, the Boston Penny Savings Bank had foreclosed on its mortgage on 259 Beacon to George Welch, also assumed by the Demaras, and had taken possession of that property.

259 Beacon and 261 Beacon remained under separate ownership from that time.

The Milford Savings Bank continued to own 261 Beacon until November of 1941. It subsequently changed hands, remaining five apartments and a medical office.

On January 6, 1944, 261 Beacon was acquired by Irving Greenblatt, and on February 3, 1944, he conveyed it to Beacon Apartments, Inc., of which he was the treasurer.

In September of 1948, Beacon Apartments, Inc. applied for (and subsequently received) permission to convert the property from five apartments and a doctor’s office into fifteen apartments and a medical office.

On October 31, 1950, Beacon Apartments, Inc., transferred the property back to Irving Greenblatt.

On February 28, 1952, 261 Beacon was acquired from Irving Greenblatt by the Stanley Investment Corporation. In June of 1955, it applied for (and subsequently received) permission to change the occupancy from fifteen apartments and a medical office to eighteen apartments.

The property subsequently changed hands and on April 7, 1982, was purchased by Rupert R. Gildenhuys and Federico Castellucci, trustees of the Gildenhuys Trust. In July of 1981, Rupert R. Gildenhuys, as trustee of the Ross Trust, had acquired 259 Beacon.

On October 27, 1983, the Gildenhuys Trust converted 261 Beacon into sixteen condominium units. The 261 Beacon Street Condominium.

259-261 Beacon (2013)