150 Williams #7 · Chelsea, MA 02150

$325,000

1 bd · 1.0 ba · 814 sqft · Condo · 60 Days on market

Built 2026 Good condition $344/mo HOA · 13% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Schools +1.6/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CONDO LOTTERY. NEW CONSTRUCTION ALERT: DEED RESTRICTED AFFORDABLE 1 BED CONDO AVAILABLE. Many modern features. Units with open concept design/modern kitchen design, bright living spaces with oversized windows. Buyers must fill out application, have a non FHA/VHA conventional fixed pre-approval letter, be a first time homeowner, not have assets higher than $155,000, and be under the 100% AMI Income levels: 1 person $112,650 2 persons $128,750. Application Deadline is May 31st, 2026.

Key facts

• Bright living spaces
• Open concept design
• Oversized windows

Tags

• OPEN CONCEPT DESIGN
• MODERN KITCHEN DESIGN
• BRIGHT LIVING SPACES
• OVERSIZED WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (16.1% below list).
• Recommended offer: $262k (19.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.5% in Chelsea — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#103 in MA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, crime F, cost of living F.
• Chelsea (suburban): math 12% / reading 24% proficiency, ranked #294 of 302 in MA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,207 units permitted in Suffolk County in 2024 (1,961 in 5+ unit buildings).
• At $2,728/mo this rent would consume 45% of the median local household income ($72k/yr) (locally 3332% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Suffolk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,086 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.05% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.12×
• Total profit: $-79,966
• Equity at exit: $48,459

10-year hold

• IRR: -22.1%
• Equity multiple: -0.14×
• Total profit: $-103,700
• Equity at exit: $28,100

Cash invested: $91,000 (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 02150

• Home prices YoY: -20.3%
• Rents YoY: 3.0%
• Active inventory: 48
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,728 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$344
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-435

Break-even live

Break-even rent $3,278

Max offer price $262,086

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-322	+0% $-435	+5% $-547	+10% $-659
Rent	-10% $-650	-5% $-543	+0% $-435	+5% $-327	+10% $-219
Rate	-1.0pp $-271	-0.5pp $-352	base $-435	+0.5pp $-519	+1.0pp $-605

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Howell Ct Unit 1 Chelsea, MA	2.0	1.0	1000	$2,500	$2.50	18d	1	0.09mi
69 Beacon St Unit 3 Chelsea, MA	2.0	1.0	600	$2,200	$3.67	44d	1	0.12mi
90 Chestnut St #1 Chelsea, MA	2.0	1.0	1100	$2,800	$2.55	44d	1	0.12mi
54 Beacon St #2 Chelsea, MA	2.0	1.0	899	$2,600	$2.89	11d	1	0.16mi
100 Captains Row #203 Chelsea, MA	2.0	1.0	1067	$2,800	$2.62	18d	1	0.16mi
6 Admirals Way Unit 1 Chelsea, MA	2.0	1.0	875	$2,675	$3.06	18d	1	0.18mi
200 Captains Row #307 Chelsea, MA	2.0	2.0	1023	$3,150	$3.08	44d	1	0.21mi
179 Winnisimmet St Unit 5 Chelsea, MA	1.0	1.0	600	$1,800	$3.00	5d	1	0.25mi
40 Medford St Unit 1-CP Chelsea, MA	2.0	1.0	896	$2,900	$3.24	5d	1	0.27mi
40 Medford St Chelsea, MA	2.0	1.0	896	$2,900	$3.24	13d	1	0.27mi
325 Commandants Way Chelsea, MA	2.0	1.0–2.0	945	$2,900	$3.07	0d	8	0.28mi
300 Commandants Way Chelsea, MA	2.0	2.0	965	$3,100	$3.21	3d	1	0.28mi
25 Division St Chelsea, MA	2.0	1.0	550	$2,295	$4.17	44d	1	0.28mi
25 Division St Chelsea, MA	1.0	1.0	600	$2,295	$3.83	25d	1	0.28mi
140 Pearl St Unit 1470152P Chelsea, MA	1.0	1.0	570	$3,995	$7.01	22d	1	0.32mi
140 Pearl St Unit 1470142P Chelsea, MA	2.0	1.0	871	$5,496	$6.31	15d	1	0.32mi
140 Pearl St Unit 1470146P Chelsea, MA	1.0	1.0	775	$4,944	$6.38	24d	1	0.32mi
140 Pearl St Unit 1470150P Chelsea, MA	1.0	1.0	678	$3,840	$5.66	17d	1	0.32mi
148 Pearl St Unit 1470143P Chelsea, MA	2.0	1.0	882	$4,326	$4.90	15d	1	0.33mi
208 Cherry St Unit 12 Chelsea, MA	1.0	1.0	560	$2,100	$3.75	25d	1	0.43mi
466 Broadway Chelsea, MA	1.0	1.0	600	$1,880	$3.13	18d	1	0.45mi
250 Vale St Chelsea, MA	2.0	1.0–2.0	886	$2,972	$3.35	0d	18	0.52mi
241 Walnut St Unit 3 Chelsea, MA	2.0	1.0	750	$2,500	$3.33	25d	1	0.52mi
48 Washington Ave #203 Chelsea, MA	1.0	1.0	595	$1,900	$3.19	22d	1	0.52mi
221 Shurtleff St #6 Chelsea, MA	2.0	1.0	915	$2,295	$2.51	11d	1	0.56mi
255 Vale St Chelsea, MA	2.0	1.0–2.0	903	$2,921	$3.23	0d	19	0.57mi
Heard St Chelsea, MA	—	1.0	587	$2,475	$4.22	44d	1	0.59mi
100 Heard St Chelsea, MA	3.0	1.0–2.0	914	$2,945	$3.22	0d	49	0.60mi
337 2nd St Everett, MA	3.0	1.0–2.0	1076	$3,495	$3.25	0d	74	0.63mi
150 Heard St Chelsea, MA	2.0	2.0	1114	$3,560	$3.20	5d	1	0.65mi
150 Heard St Chelsea, MA	2.0	2.0	1114	$3,560	$3.20	0d	1	0.65mi
150 Heard St Chelsea, MA	2.0	2.0	1114	$3,565	$3.20	44d	1	0.65mi
101 Mill Rd Everett, MA	2.0	1.0–2.0	774	$3,100	$4.00	0d	24	0.66mi
102 Mill Rd Everett, MA	2.0	1.0–2.0	912	$3,245	$3.56	0d	30	0.67mi
202 Mill Rd Everett, MA	2.0	1.0–2.0	788	$3,150	$4.00	0d	17	0.70mi
18 Tudor St Unit 4 Chelsea, MA	1.0	1.0	800	$1,850	$2.31	44d	1	0.70mi
319 Spruce St Apt 2 Chelsea, MA	1.0	1.0	700	$1,985	$2.84	2d	1	0.73mi
1760 Revere Beach Pkwy Everett, MA	1.0–3.0	1.0–2.0	997	$2,634	$2.64	0d	20	0.74mi
180 Central Ave Chelsea, MA	2.0	1.0–2.0	756	$2,769	$3.66	0d	14	0.78mi
178 Washington Ave Unit 205 Chelsea, MA	1.0	1.0	650	$2,300	$3.54	44d	1	0.78mi

HOA detail condo

• Monthly dues: $344 · $4,128/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-31
   days on market $325,000 Active 60 DOM
2. 2026-04-01
   listed $325,000 New 489-char remark

   Show marketing remark (489 chars)

   CONDO LOTTERY. NEW CONSTRUCTION ALERT: DEED RESTRICTED AFFORDABLE 1 BED CONDO AVAILABLE. Many modern features. Units with open concept design/modern kitchen design, bright living spaces with oversized windows. Buyers must fill out application, have a non FHA/VHA conventional fixed pre-approval letter, be a first time homeowner, not have assets higher than $155,000, and be under the 100% AMI Income levels: 1 person $112,650 2 persons $128,750. Application Deadline is May 31st, 2026.

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

Climate risk First Street

• 🌡 Heat 6/10 Major
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,737
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,619
• − Management: −$2,619
• − HOA: −$4,128
• − Depreciation: −$9,455
• Taxable loss: −$10,788
• Est. tax savings @ 24.0%: +$2,589
• After-tax cash flow: $-2,628/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.

Condition & rehab AI · 7 photos

Good 80/100 None rehab

This modern, newly constructed condo is in good condition with minimal repairs needed. Painting the interior walls and installing flooring and countertops in the kitchen and bathroom would significantly enhance its resale value.

Repairs flagged

• Minor Kitchen countertops — The countertops appear unfinished and may need a final coat of finish.
• Minor Bathroom flooring — The bathroom floor appears unfinished and may need a final coat of finish.
• Minor Bathroom walls — The bathroom walls appear unfinished and may need a final coat of paint.

Value-add opportunities

• Resale Paint the interior walls — Painting the interior walls can enhance the home's curb appeal and make it more attractive to potential buyers.
• Resale Install flooring in the bathroom — Installing flooring in the bathroom can improve the home's overall appearance and make it more attractive to potential buyers.
• Resale Install countertops in the kitchen — Installing countertops in the kitchen can improve the home's functionality and make it more attractive to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops appear unfinished and may need a final coat of finish.	Minor	$500–3,000
Bathroom flooring · The bathroom floor appears unfinished and may need a final coat of finish.	Minor	$500–3,000
Bathroom walls · The bathroom walls appear unfinished and may need a final coat of paint.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint the interior walls — Painting the interior walls can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Install flooring in the bathroom — Installing flooring in the bathroom can improve the home's overall appearance and make it more attractive to potential buyers. ↑
• Resale Install countertops in the kitchen — Installing countertops in the kitchen can improve the home's functionality and make it more attractive to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chelsea
• NCES district ID: 2503540
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 24% ▼ -8.00%
• Median HH income: $46,339
• Composite: 15.86/100
• National rank: #9259
• State rank: #294 of 302 in MA

Livability — Chelsea

• Score: 73/100
• State rank: #103
• US rank: #5375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chelsea, MA
• County: Suffolk County · 777,335 people
• City population: 39,908
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 39,908
• Household income: $72,179
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 3332.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 915,464 people
• By 2030: 983,798 · +7.5%
• By 2040: 1,119,602 · +22.3%
• By 2050: 1,255,187 · +37.1%
• By 2075: 1,534,434 · +67.6%
• By 2100: 1,748,505 · +91.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 51% White 20% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Estonian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 45% · Canada, Jamaica, China
• Languages at home: 30% English-only · Spanish 59% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Suffolk

• 2024 margin: Solid D (+52.5) · D 74.8% · R 22.4% · Other 2.8%
• 2008→2024 swing: -3.2pp toward R · 2008: 55.7pp · 2024: 52.5pp
• All cycles: 2024: D+52.5 2020: D+63.2 2016: D+63.0 2012: D+56.7 2008: D+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.21%
• Current HPI: 397.5973
• Rent YoY: ▲ 3.05%
• Metro: Boston-Cambridge-Newton, MA-NH
• 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

1 event — show timeline

• 2026-04-01 Listed $325,000 MLS PIN