4 Goldenrod Ct · Nantucket, MA 02554

$3,050,000

4 bd · 5.5 ba · 4,249 sqft · Land · 135 Days on market

Built 2026 4,083 sqft lot $718/sqft · 26% above area Est $2412k · 26% over $300/mo HOA · 1% of rent

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Now Introducing Phase 3, the final phase at Sandpiper Place. This turnkey FIN II home is professionally designed and offered fully furnished, blending elevated finishes with effortless Nantucket living. 4 Goldenrod Court features 4 bedrooms, including first and second floor primary suites, and 5.5 bathrooms. The finished lower level offers an expansive great room and additional full bathroom, providing flexible space for guests, entertaining, or recreation. Ideally located just 2 miles from town with convenient access to Nantucket’s premier beaches, Sandpiper Place is a thoughtfully planned neighborhood of 36 single-family homes centered around “The Landing,” a private community clubhouse featuring an outdoor California Kitchen, putting green, gathering room with large screen TV and retractable walls for seamless indoor-outdoor living, fitness center with Peloton, treadmill and weights, heated pool, lounge areas, and fire pit.Developed by Capital Hall Partners.

Key facts

• Finished great room
• Community clubhouse
• Putting green

Tags

• FIRST FLOOR PRIMARY SUITES
• SECOND FLOOR PRIMARY SUITES
• FINISHED GREAT ROOM
• COMMUNITY CLUBHOUSE
• OUTDOOR CALIFORNIA KITCHEN
• PUTTING GREEN

What this means for you Summary

Snapshot

• This is a 4-bed/5.5-bath land listed at $3.05M.

Deal economics

• At list price, monthly cash flow is $14k ($170k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($45k rent vs $3.05M).
• Recommended offer: $2.68M (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#112 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities D+, cost of living F.
• Nantucket (town): math 23% / reading 41% proficiency, ranked #232 of 302 in MA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 262 units permitted in Nantucket County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $326k of equity ($21k loan paydown + $305k appreciation (10.0% local appreciation)).
• Nantucket County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $854k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$524k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($2.68M) is reasonable based on typical stale-listing flexibility.

Recommended offer $2,684,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (median comp): $2,412,278
• List price: $3,050,000
• Delta: 26.44%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 4.00×
• Total profit: $2,564,605
• Equity at exit: $2,747,682

10-year hold

• IRR: 33.7%
• Equity multiple: 9.01×
• Total profit: $6,844,233
• Equity at exit: $5,925,479

Cash invested: $854,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 02554

• Home prices YoY: 2.8%
• Active inventory: 10
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $45,000 medium
• Mortgage (P&I): −$15,995
• Tax est. 1.5%: −$3,812 /mo · $45,750/yr
• Insurance: −$1,271
• HOA: −$300
• Vacancy / Maint / Mgmt: −$9,450
• Net cashflow: $14,172

Break-even live

Break-even rent $27,061

Max offer price $3,050,000

Occupancy floor 64%

Sensitivity live

Price	-10% $16,280	-5% $15,226	+0% $14,172	+5% $13,118	+10% $12,064
Rent	-10% $10,617	-5% $12,395	+0% $14,172	+5% $15,950	+10% $17,727
Rate	-1.0pp $15,708	-0.5pp $14,948	base $14,172	+0.5pp $13,382	+1.0pp $12,578

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $762,500
• Closing costs: $91,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Madequecham Valley Rd Nantucket, MA	5.0	6.5	5455	$45,000	$8.25	44d	1	1.37mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: poolgym

Listing history 18 events

1. 2026-06-21
   days on market $3,050,000 Active 135 DOM
2. 2026-06-18
   days on market $3,050,000 Active 133 DOM
3. 2026-06-17
   days on market $3,050,000 Active 132 DOM
4. 2026-06-16
   days on market $3,050,000 Active 131 DOM
5. 2026-06-15
   days on market $3,050,000 Active 130 DOM
6. 2026-06-13
   days on market $3,050,000 Active 128 DOM
7. 2026-06-12
   days on market $3,050,000 Active 127 DOM
8. 2026-06-09
   days on market $3,050,000 Active 124 DOM
9. 2026-06-08
   days on market $3,050,000 Active 123 DOM
10. 2026-06-07
    days on market $3,050,000 Active 122 DOM
11. 2026-06-07
    days on market $3,050,000 Active 121 DOM
12. 2026-06-04
    days on market $3,050,000 Active 118 DOM
13. 2026-06-02
    days on market $3,050,000 Active 117 DOM
14. 2026-06-01
    days on market $3,050,000 Active 116 DOM
15. 2026-05-31
    days on market $3,050,000 Active 115 DOM
16. 2026-05-31
    days on market $3,050,000 Active 114 DOM
17. 2026-05-14
    price $3,050,000 995-char remark

    Show marketing remark (995 chars)

    Now Introducing Phase 3, the final phase at Sandpiper Place. This turnkey FIN II home is professionally designed and offered fully furnished, blending elevated finishes with effortless Nantucket living. 4 Goldenrod Court features 4 bedrooms, including first and second floor primary suites, and 5.5 bathrooms. The finished lower level offers an expansive great room and additional full bathroom, providing flexible space for guests, entertaining, or recreation. Ideally located just 2 miles from town with convenient access to Nantucket’s premier beaches, Sandpiper Place is a thoughtfully planned neighborhood of 36 single-family homes centered around “The Landing,” a private community clubhouse featuring an outdoor California Kitchen, putting green, gathering room with large screen TV and retractable walls for seamless indoor-outdoor living, fitness center with Peloton, treadmill and weights, heated pool, lounge areas, and fire pit.Developed by Capital Hall Partners.

18. 2026-02-05
    listed $2,850,000 New 995-char remark

    Show marketing remark (995 chars)

    Now Introducing Phase 3, the final phase at Sandpiper Place. This turnkey FIN II home is professionally designed and offered fully furnished, blending elevated finishes with effortless Nantucket living. 4 Goldenrod Court features 4 bedrooms, including first and second floor primary suites, and 5.5 bathrooms. The finished lower level offers an expansive great room and additional full bathroom, providing flexible space for guests, entertaining, or recreation. Ideally located just 2 miles from town with convenient access to Nantucket’s premier beaches, Sandpiper Place is a thoughtfully planned neighborhood of 36 single-family homes centered around “The Landing,” a private community clubhouse featuring an outdoor California Kitchen, putting green, gathering room with large screen TV and retractable walls for seamless indoor-outdoor living, fitness center with Peloton, treadmill and weights, heated pool, lounge areas, and fire pit.Developed by Capital Hall Partners.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $540,000
• − Mortgage interest: −$170,847
• − Property taxes: −$45,750
• − Insurance: −$15,250
• − Repairs & maintenance: −$43,200
• − Management: −$43,200
• − HOA: −$3,600
• − Depreciation: −$88,727
• Taxable income: $129,425
• Est. tax owed @ 24.0%: −$31,062
• After-tax cash flow: $139,004/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Nantucket
• NCES district ID: 2508250
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 41% ▼ -4.00%
• Median HH income: $86,141
• Composite: 31.25/100
• National rank: #6030
• State rank: #232 of 302 in MA

Livability — Nantucket

• Score: 72/100
• State rank: #112
• US rank: #5727

Category grades

Amenities D+ Commute A+ Cost of living F Crime A- Employment A+ Housing C Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nantucket, MA
• City population: 14,033
• Population (ZIP): 14,033

Population outlook (Nantucket County) Hauer SSP2

• Today (2025): 12,440 people
• By 2030: 13,235 · +6.4%
• By 2040: 14,813 · +19.1%
• By 2050: 16,257 · +30.7%
• By 2075: 19,666 · +58.1%
• By 2100: 21,677 · +74.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 13% Black 9% Asian 2%
• Hispanic origin (detail): Cuban 5% Dominican 5%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 15% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 2%

Political lean MEDSL · Nantucket

• 2024 margin: Solid D (+36.9) · D 67.5% · R 30.7% · Other 1.8%
• 2008→2024 swing: +0.4pp no change · 2008: 36.5pp · 2024: 36.9pp
• All cycles: 2024: D+36.9 2020: D+45.5 2016: D+35.2 2012: D+26.9 2008: D+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.26%
• Current HPI: 410.6301
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+7.0% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $3,050,000 MLS PIN
• 2026-02-05 Listed $2,850,000 MLS PIN

Property tax history

-6.8%/yr

Latest (2023): $1,045 · +3.0% YoY. Source: county tax records.