57 Hurley St #3 · Cambridge, MA 02141

$925,000

6 bd · 5.0 ba · 2,722 sqft · Condo public records · 73 Days on market

Built 1894 $340/sqft · 71% below area Est $1118k · 17% under $200/mo HOA · 2% of rent

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Why this score? — see what drove the C+ 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 +16.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.3/10.0
• DSCR +5.1/10.0
• Schools +4.6/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of highly sought-after East Cambridge, this luxury 2-bed, 2-bath condo offers easy access to I-93, Route 28, Memorial Drive, and Storrow Drive. Ideally situated between Lechmere (Green Line) and Kendall Square (Red Line), it provides unmatched convenience. A park and basketball court are right downstairs, with shopping and dining just a 5-minute walk away, and close proximity to major corporate offices. This beautifully renovated home features central A/C, in-unit laundry, and an open-concept layout. The chef’s kitchen boasts top-of-the-line appliances, including a paneled Sub-Zero refrigerator, Wolf range, paneled dishwasher, quartz countertops, and a large island with a convection microwave/oven. A must see, this unit has it all!

Key facts

• Easy access to i-93
• Shopping and dining
• $200 HOA

Tags

• EASY ACCESS TO I-93
• EASY ACCESS TO ROUTE 28
• EASY ACCESS TO MEMORIAL DRIVE
• EASY ACCESS TO STORROW DRIVE
• PARK AND BASKETBALL COURT
• SHOPPING AND DINING

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath condo listed at $925k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $848k (8.4% below list).
• Recommended offer: $848k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: schools A+, amenities A+, commute 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.
• Market conditions: Rents rising (+3.0%/yr); 54 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $8,477/mo this rent would consume 80% of the median local household income ($127k/yr) (locally 1081% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $50k of equity ($6k loan paydown + $43k appreciation (4.7% local appreciation)).
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $259k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($870k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1894 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $847,681 (8.4% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 0.92% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $1,118,200
• List price: $925,000
• Delta: -17.28%
• 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: 14.0%
• Equity multiple: 1.88×
• Total profit: $227,948
• Equity at exit: $507,350

10-year hold

• IRR: 14.9%
• Equity multiple: 3.59×
• Total profit: $670,390
• Equity at exit: $862,003

Cash invested: $259,000 (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 02141

• Home prices YoY: 1.4%
• Rents YoY: 3.0%
• Active inventory: 54
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $8,477 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$713 /mo · $8,555/yr
• Insurance: −$385
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$200
• Vacancy / Maint / Mgmt: −$1,780
• Net cashflow: $481

Break-even live

Break-even rent $7,868

Max offer price $925,000

Occupancy floor 89%

Sensitivity live

Price	-10% $1,005	-5% $743	+0% $481	+5% $219	+10% $-43
Rent	-10% $-189	-5% $146	+0% $481	+5% $816	+10% $1,151
Rate	-1.0pp $947	-0.5pp $716	base $481	+0.5pp $241	+1.0pp $-2

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
93 Third St Unit 93 Cambridge, MA	5.0	3.5	3184	$11,000	$3.45	25d	1	0.15mi
259 Washington St Cambridge, MA	5.0	3.0	1800	$7,500	$4.17	0d	1	0.93mi
81 Flint St Unit 83 Somerville, MA	5.0	3.0	2400	$4,999	$2.08	19d	1	1.32mi
21 Pennsylvania Ave Somerville, MA	5.0	2.0	1800	$5,095	$2.83	6d	1	1.37mi
331 Washington St Somerville, MA	5.0	2.0	1900	$6,000	$3.16	25d	1	1.41mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $925,000 Active 73 DOM
2. 2026-06-18
   days on market $925,000 Active 70 DOM
3. 2026-06-17
   days on market $925,000 Active 69 DOM
4. 2026-06-16
   days on market $925,000 Active 68 DOM
5. 2026-06-15
   days on market $925,000 Active 67 DOM
6. 2026-06-13
   days on market $925,000 Active 65 DOM
7. 2026-06-13
   days on market $925,000 Active 64 DOM
8. 2026-06-09
   days on market $925,000 Active 61 DOM
9. 2026-06-08
   days on market $925,000 Active 60 DOM
10. 2026-06-07
    days on market $925,000 Active 59 DOM
11. 2026-06-04
    days on market $925,000 Active 56 DOM
12. 2026-06-03
    days on market $925,000 Active 55 DOM
13. 2026-06-02
    days on market $925,000 Active 54 DOM
14. 2026-06-01
    days on market $925,000 Active 53 DOM
15. 2026-05-31
    days on market $925,000 Active 52 DOM
16. 2026-04-09
    listed $925,000 New 768-char remark

    Show marketing remark (768 chars)

    Located in the heart of highly sought-after East Cambridge, this luxury 2-bed, 2-bath condo offers easy access to I-93, Route 28, Memorial Drive, and Storrow Drive. Ideally situated between Lechmere (Green Line) and Kendall Square (Red Line), it provides unmatched convenience. A park and basketball court are right downstairs, with shopping and dining just a 5-minute walk away, and close proximity to major corporate offices. This beautifully renovated home features central A/C, in-unit laundry, and an open-concept layout. The chef’s kitchen boasts top-of-the-line appliances, including a paneled Sub-Zero refrigerator, Wolf range, paneled dishwasher, quartz countertops, and a large island with a convection microwave/oven. A must see, this unit has it all!

17. 2025-07-30
    historical $3,900
18. 2025-07-16
    listed $3,900
19. 2025-07-08
    historical $3,900
20. 2025-07-08
    listed $3,900
21. 2019-05-23
    soldstatus $812,000
22. 2016-05-15
    soldstatus $1,375,000 Sold 31-char remark

    Show marketing remark (31 chars)

    3 family ready for developement

23. 2016-03-25
    status Contingent 31-char remark

    Show marketing remark (31 chars)

    3 family ready for developement

24. 2016-03-25
    listed $1,395,000 New 31-char remark

    Show marketing remark (31 chars)

    3 family ready for developement

25. 2001-02-08
    soldstatus $175,000

ⓘ 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: $8,555 · $713/mo
• Projected year-2 tax: $9,966 · $831/mo
• Expected delta: +$1,411/yr (+$118/mo · 16.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $101,722
• − Mortgage interest: −$51,814
• − Property taxes: −$8,555
• − Insurance: −$5,422
• − Repairs & maintenance: −$8,138
• − Management: −$8,138
• − HOA: −$2,400
• − Depreciation: −$26,909
• Taxable loss: −$9,655
• Est. tax savings @ 24.0%: +$2,317
• After-tax cash flow: $8,090/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

+428.6% since first listed

10 events — show timeline

• 2026-04-09 Listed $925,000 MLS PIN
• 2025-07-30 Rental Removed $3,900 LISTANZA
• 2025-07-16 Listed for Rent $3,900 LISTANZA
• 2025-07-08 Rental Removed $3,900 LISTANZA
• 2025-07-08 Listed for Rent $3,900 LISTANZA
• 2019-05-23 Sold (Public Records) $812,000 Public Records
• 2016-05-15 Sold (MLS) $1,375,000 MLS PIN
• 2016-03-25 Pending — MLS PIN
• 2016-03-25 Listed $1,395,000 MLS PIN
• 2001-02-08 Sold (Public Records) $175,000 Public Records

Property tax history

+9.2%/yr

Latest (2020): $8,555 · +1.1% YoY. Source: county tax records.