2 Earhart St #321 · Cambridge, MA 02141

$649,000

1 bd · 1.0 ba · 665 sqft · Condo public records · 255 Days on market

Built 2006 $976/sqft · 18% below area Est $788k · 18% under $582/mo HOA · 17% of rent

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Why this score? — see what drove the D 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 +15.0/15.0
• Appreciation +7.3/10.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• Cash flow +3.9/30.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

An opportunity not to be missed in the heart of Cambridge Crossing! The place to be in Cambridge with easy access to a plethora of shopping and dining options as well as convenient access to public transit, bike paths, walking trails, and outdoor park spaces. This junior one bedroom lives spaciously with a full wall of floor-to-ceiling windows overlooking the North Point park. Beautiful all times of the years, spring blooms, summer greenery, fall colors, and winter beauty. Efficient kitchen with white cabinets, granite countertops, and stainless steel appliances. The bathroom features a tiled bath/shower combination. Laundry is in the unit. The Tango building, part of the Sierra Tango Residences features 24-hour concierge. There is professional on-site property management. Garage parking off-site at Water street garage is included with the sale. This home has been freshly painted and is ready to occupy! A must see, priced to sell!

Key facts

• Bike paths
• Outdoor park spaces
• Walking trails

Tags

• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING OPTIONS
• BIKE PATHS
• WALKING TRAILS
• OUTDOOR PARK SPACES
• FLOOR-TO-CEILING WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $649k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (50.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (47.4% below list).
• Recommended offer: $322k (50.4% below list) — sets the bar for cash-flow.
• Cap rate 2.9% vs local median 1.8% in Cambridge — 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 84/100 on livability (#15 in MA, #654 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Cambridge (urban): math 42% / reading 59% proficiency, ranked #117 of 302 in MA (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Amigos School (math 41% / reading 61%, grade C-, #315 of 938 statewide, top 34%, 407 students, 0% FRL); Cambridge Street Upper School (math 22% / reading 42%, grade F, #199 of 305 statewide, top 66%, 293 students, 0% FRL); Cambridge Rindge And Latin (math 61% / reading 69%, grade B, #108 of 343 statewide, top 32%, 1,867 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• This rent runs 32% of the median local income ($127k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($4k loan paydown + $30k appreciation (4.7% local appreciation)).
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($571k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask is 19869% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $350k; list at $649k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $322,098 (50.4% 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 255 days. Have you received any prior offers? Is the seller open to a 50% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.53% ✗
• Cap rate: 2.87%
• Cash-on-cash: -12.22%
• DSCR: 0.46
• GRM: 15.8

CMA / ARV

• ARV (median comp): $787,580
• List price: $649,000
• Delta: -17.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.7% appreciation · 2.99% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $20,678
• Equity at exit: $355,967

10-year hold

• IRR: 5.1%
• Equity multiple: 1.94×
• Total profit: $170,073
• Equity at exit: $604,800

Cash invested: $181,720 (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 02141

• Home prices YoY: 1.4%
• Rents YoY: 3.0%
• Active inventory: 54
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $3,417 high
• Mortgage (P&I): −$3,403
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$270
• HOA: −$582
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $-1,851

Break-even live

Break-even rent $5,759

Max offer price $322,098

Occupancy floor —

Sensitivity live

Price	-10% $-1,483	-5% $-1,667	+0% $-1,851	+5% $-2,034	+10% $-2,218
Rent	-10% $-2,120	-5% $-1,985	+0% $-1,851	+5% $-1,716	+10% $-1,581
Rate	-1.0pp $-1,524	-0.5pp $-1,685	base $-1,851	+0.5pp $-2,019	+1.0pp $-2,190

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Earhart St Cambridge, MA	1.0–2.0	1.0–1.5	806	$2,900	$3.60	45d	3	0.01mi
2 Leighton St Cambridge, MA	3.0	1.0–3.0	1034	$3,643	$3.52	1d	1	0.04mi
5 Glassworks Ave #869 Cambridge, MA	1.0–2.0	1.0–2.0	878	$4,030	$4.59	1d	2	0.04mi
1 Leighton St Cambridge, MA	3.0	1.0–2.0	914	$4,081	$4.46	0d	45	0.07mi
151 N First St Cambridge, MA	3.0	1.0–2.0	1028	$4,669	$4.54	0d	43	0.13mi
20 Child St Cambridge, MA	3.0	1.0–2.0	914	$4,362	$4.77	0d	18	0.13mi
10 Museum Way #1727 Cambridge, MA	1.0	1.0	663	$3,400	$5.13	19d	1	0.14mi
8 Museum Way #312 Cambridge, MA	1.0	1.0	661	$3,300	$4.99	3d	1	0.15mi
169 Monsignor Obrien Hwy Cambridge, MA	1.0–2.0	1.0–2.0	724	$2,600	$3.59	45d	2	0.20mi
150 Cambridge St Cambridge, MA	1.0–2.0	1.0–2.0	845	$3,500	$4.14	45d	1	0.21mi
22 Water St Cambridge, MA	2.0	1.0–2.0	879	$4,368	$4.97	0d	16	0.27mi
21 Charles St Cambridge, MA	2.0	1.0–2.0	830	$4,160	$5.01	0d	11	0.33mi
67 Gore St Cambridge, MA	1.0	1.0	580	$2,800	$4.83	16d	1	0.35mi
67 Gore St Unit 2R Cambridge, MA	1.0	1.0	580	$2,800	$4.83	9d	1	0.35mi
36 Winter St #2 Cambridge, MA	2.0	1.0	720	$3,200	$4.44	46d	1	0.37mi
33 Rogers St Cambridge, MA	2.0	1.0–2.0	819	$4,122	$5.03	4d	10	0.41mi
229 Hurley St Cambridge, MA	2.0	1.0	686	$3,850	$5.61	1d	1	0.43mi
50 Rogers St Cambridge, MA	2.0	1.0–2.0	811	$4,465	$5.50	0d	14	0.44mi
230 Hurley St Unit 1 Cambridge, MA	1.0	1.0	600	$1,850	$3.08	16d	1	0.44mi
203 Third St East Cambridge, MA	1.0	1.0	750	$2,950	$3.93	14d	1	0.44mi
105 Gore St Cambridge, MA	1.0	1.0	638	$3,400	$5.33	26d	1	0.45mi
105 Gore St Cambridge, MA	1.0	1.0	638	$3,400	$5.33	19d	1	0.45mi
126 Charles St Cambridge, MA	1.0	1.0	500	$3,000	$6.00	45d	1	0.48mi
10 Emerson Pl Boston, MA	5.0	1.0–2.0	728	$4,667	$6.41	45d	156	0.48mi
122 Gore St Cambridge, MA	2.0	1.0	750	$3,200	$4.27	26d	1	0.50mi
249 Third St Cambridge, MA	3.0	1.0–3.0	907	$3,797	$4.19	1d	14	0.50mi
148 5th St Cambridge, MA	1.0	1.0	500	$2,750	$5.50	0d	1	0.52mi
150 5th St Cambridge, MA	1.0	1.0	500	$3,100	$6.20	0d	1	0.52mi
317 Hurley St Cambridge, MA	2.0	1.0	724	$3,300	$4.56	15d	1	0.55mi
75 7th St Cambridge, MA	2.0	1.0	650	$3,200	$4.92	18d	1	0.61mi
77 7th St Cambridge, MA	2.0	1.0	650	$3,000	$4.62	18d	1	0.61mi
160 Otis St Cambridge, MA	2.0	1.0	650	$3,300	$5.08	18d	1	0.61mi
35 Lomasney Way Boston, MA	2.0	1.0–2.0	911	$5,550	$6.09	12d	27	0.61mi
195 Binney St Unit 402 Cambridge, MA	—	1.0	471	$3,390	$7.20	0d	1	0.61mi
599 Cambridge St Cambridge, MA	1.0	1.0	618	$3,000	$4.85	45d	1	0.62mi
599 Cambridge St Cambridge, MA	1.0	1.0	618	$3,075	$4.98	16d	1	0.62mi
1 Nashua St Boston, MA	3.0	1.0–2.0	1082	$4,608	$4.26	3d	1	0.65mi
23 Lambert St Cambridge, MA	1.0	1.0	535	$3,150	$5.89	26d	1	0.67mi
23 Lambert St Cambridge, MA	1.0	1.0	550	$3,150	$5.73	45d	1	0.67mi
25 Lambert St Cambridge, MA	1.0	1.0	500	$2,250	$4.50	45d	1	0.67mi

HOA detail condo

• Monthly dues: $582 · $6,984/yr
• Likely covers: waterdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $649,000 Active 255 DOM
2. 2026-06-18
   days on market $649,000 Active 252 DOM
3. 2026-06-17
   days on market $649,000 Active 251 DOM
4. 2026-06-16
   days on market $649,000 Active 250 DOM
5. 2026-06-15
   days on market $649,000 Active 249 DOM
6. 2026-06-13
   days on market $649,000 Active 247 DOM
7. 2026-06-13
   days on market $649,000 Active 246 DOM
8. 2026-06-09
   days on market $649,000 Active 243 DOM
9. 2026-06-08
   days on market $649,000 Active 242 DOM
10. 2026-06-07
    statusdays on market $649,000 Active 241 DOM
11. 2026-06-04
    days on market $649,000 Reactivated 238 DOM
12. 2026-06-03
    days on market $649,000 Reactivated 237 DOM
13. 2026-06-02
    status $649,000 Reactivated 236 DOM
14. 2026-05-31
    days on market $649,000 Active 236 DOM
15. 2026-05-19
    listed $3,250
16. 2025-10-07
    listed $649,000 New 944-char remark

    Show marketing remark (944 chars)

    An opportunity not to be missed in the heart of Cambridge Crossing! The place to be in Cambridge with easy access to a plethora of shopping and dining options as well as convenient access to public transit, bike paths, walking trails, and outdoor park spaces. This junior one bedroom lives spaciously with a full wall of floor-to-ceiling windows overlooking the North Point park. Beautiful all times of the years, spring blooms, summer greenery, fall colors, and winter beauty. Efficient kitchen with white cabinets, granite countertops, and stainless steel appliances. The bathroom features a tiled bath/shower combination. Laundry is in the unit. The Tango building, part of the Sierra Tango Residences features 24-hour concierge. There is professional on-site property management. Garage parking off-site at Water street garage is included with the sale. This home has been freshly painted and is ready to occupy! A must see, priced to sell!

17. 2011-09-09
    soldstatus $350,000 Sold 271-char remark

    Show marketing remark (271 chars)

    Sunny studio with a separate sleeping area! Floor to ceiling windows with views to Boston! Stainless appliances complement the beautiful kitchen! All of this with an outdoor parking space and access to the Lechmere station all in the heart of the NorthPoint community!

18. 2011-09-07
    historical Under Agreement 271-char remark

    Show marketing remark (271 chars)

    Sunny studio with a separate sleeping area! Floor to ceiling windows with views to Boston! Stainless appliances complement the beautiful kitchen! All of this with an outdoor parking space and access to the Lechmere station all in the heart of the NorthPoint community!

19. 2011-08-31
    listed $368,000 New 271-char remark

    Show marketing remark (271 chars)

    Sunny studio with a separate sleeping area! Floor to ceiling windows with views to Boston! Stainless appliances complement the beautiful kitchen! All of this with an outdoor parking space and access to the Lechmere station all in the heart of the NorthPoint community!

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

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $3,527 · $294/mo
• Projected year-2 tax: $5,755 · $480/mo
• Expected delta: +$2,228/yr (+$186/mo · 63.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,001
• − Mortgage interest: −$36,354
• − Property taxes: −$3,527
• − Insurance: −$3,245
• − Repairs & maintenance: −$3,280
• − Management: −$3,280
• − HOA: −$6,984
• − Depreciation: −$18,880
• Taxable loss: −$34,549
• Est. tax savings @ 24.0%: +$8,292
• After-tax cash flow: $-13,914/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: Cambridge
• NCES district ID: 2503270
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $76,444
• Composite: 45.66/100
• National rank: #2580
• State rank: #117 of 302 in MA

Livability — Cambridge

• Score: 84/100
• State rank: #15
• US rank: #654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, MA
• County: Middlesex County · 1,437,704 people
• City population: 119,000
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 14,517
• Household income: $126,522
• Rent vs Own: 74.5% rent · 25.5% own
• Severe rent burden: 1081.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Asian 21% Hispanic / Latino 11% Black 9% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Russian 3% Scotch-Irish 3% Romanian 2%
• Foreign-born: 35% · Canada, China, South Korea
• Languages at home: 61% English-only · Other Indo-European 10% Spanish 8% Chinese 8%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.70%
• Current HPI: 329.3801
• Rent YoY: ▲ 2.99%
• 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

-99.1% since first listed

5 events — show timeline

• 2026-05-19 Listed for Rent $3,250 MLSPIN
• 2025-10-07 Listed $649,000 MLS PIN
• 2011-09-09 Sold (MLS) $350,000 MLS PIN
• 2011-09-07 Contingent — MLS PIN
• 2011-08-31 Listed $368,000 MLS PIN

Property tax history

+2.3%/yr

Latest (2025): $3,527 · +3.2% YoY. Source: county tax records.