11 A Meadow Ln · Nantucket, MA 02554

$1,500,000

6 bd · 5.5 ba · 6,086 sqft · SingleFamily public records · 111 Days on market

Built 2021 0.46 ac lot $246/sqft · 72% below area ↓ 24% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New co-ownership opportunity: Own one-eighth of this turnkey home by Pacaso. Cedar Isle blends classic design with modern finishes, a rare find in Nantucket. The home includes a 3-story main house and guest house. Enjoy bike paths, beaches, and a vibrant downtown waterfront scene. The main house features an open plan with glass doors opening to a pool, spa, and landscaped backyard. A gourmet kitchen with stainless steel appliances and custom cabinets leads to a dining area with a custom banquette. The main floor includes a suite with a king bed and spa-like bathroom. Upstairs, three king-size bedrooms with en suites; lower level has two queen-size bedrooms and a theater room. Outside, vast entertaining spaces and an infinity-edge pool await. Located on a quiet cul de sac near Caton Circle, the home is fully furnished and professionally decorated. Purchaser is responsible for a 2% transfer fee at the time of purchase

Key facts

• 3 story main house
• Spa
• Guest house

Tags

• 3 STORY MAIN HOUSE
• GUEST HOUSE
• OPEN PLAN LIVING SPACE
• WALL OF GLASS DOORS
• POOL
• SPA

What this means for you Summary

Snapshot

• This is a 6-bed/5.5-bath single-family listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $22k ($267k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($40k rent vs $1.50M).
• Recommended offer: $1.36M (9.0% 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: 9 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 $160k of equity ($10k loan paydown + $150k 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 $420k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$258k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.
• Current owner paid $1.05M; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $1,365,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.67% ✓
• Cap rate: 24.08%
• Cash-on-cash: 63.54%
• DSCR: 3.83
• GRM: 3.1

CMA / ARV

• ARV (median comp): $6,083,309
• List price: $1,500,000
• Delta: -75.34%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 A Meadow Ln	0.00mi	7/7.0 (+1)	6,800 (+12%)	4mo	$1,055,000	$155	66
11 Meadow Lane A Unit B	0.00mi	7/7.0 (+1)	6,800 (+12%)	12mo	$1,225,000	$180	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 75.3%
• Equity multiple: 6.32×
• Total profit: $2,233,292
• Equity at exit: $1,351,319

10-year hold

• IRR: 69.2%
• Equity multiple: 14.01×
• Total profit: $5,462,830
• Equity at exit: $2,914,170

Cash invested: $420,000 (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: 9
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $40,000 medium
• Mortgage (P&I): −$7,866
• Tax from tax record: −$871 /mo · $10,447/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,400
• Net cashflow: $22,238

Break-even live

Break-even rent $11,850

Max offer price $1,500,000

Occupancy floor 39%

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Main St Nantucket, MA	6.0	6.5	4781	$40,000	$8.37	43d	1	0.31mi

Listing history 33 events

1. 2026-06-18
   days on market $1,500,000 Active 111 DOM
2. 2026-06-17
   days on market $1,500,000 Active 110 DOM
3. 2026-06-16
   days on market $1,500,000 Active 109 DOM
4. 2026-06-15
   days on market $1,500,000 Active 108 DOM
5. 2026-06-13
   days on market $1,500,000 Active 106 DOM
6. 2026-06-12
   days on market $1,500,000 Active 105 DOM
7. 2026-06-09
   days on market $1,500,000 Active 102 DOM
8. 2026-06-08
   days on market $1,500,000 Active 101 DOM
9. 2026-06-07
   days on market $1,500,000 Active 100 DOM
10. 2026-06-07
    days on market $1,500,000 Active 99 DOM
11. 2026-06-04
    days on market $1,500,000 Active 96 DOM
12. 2026-06-02
    days on market $1,500,000 Active 95 DOM
13. 2026-06-01
    days on market $1,500,000 Active 94 DOM
14. 2026-05-31
    days on market $1,500,000 Active 93 DOM
15. 2026-05-31
    days on market $1,500,000 Active 92 DOM
16. 2026-03-03
    soldstatus $1,055,000 Closed 929-char remark

    Show marketing remark (929 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home by Pacaso. Cedar Isle blends classic design with modern finishes, a rare find in Nantucket. The home includes a 3-story main house and guest house. Enjoy bike paths, beaches, and a vibrant downtown waterfront scene. The main house features an open plan with glass doors opening to a pool, spa, and landscaped backyard. A gourmet kitchen with stainless steel appliances and custom cabinets leads to a dining area with a custom banquette. The main floor includes a suite with a king bed and spa-like bathroom. Upstairs, three king-size bedrooms with en suites; lower level has two queen-size bedrooms and a theater room. Outside, vast entertaining spaces and an infinity-edge pool await. Located on a quiet cul de sac near Caton Circle, the home is fully furnished and professionally decorated. Purchaser is responsible for a 2% transfer fee at the time of purchase

17. 2026-02-27
    listed $1,500,000 Active 1078-char remark

    Show marketing remark (1078 chars)

    Combining classic design with modern finishes, Cedar Isle truly offers the best of both worlds. The home includes an elegant 3-story main house and a guest house. Along with unbeatable space, you'll also enjoy access to bike paths, beaches, and an exciting yet relaxed downtown waterfront scene.The main home's open plan living space is bright and welcoming, with a wall of glass doors opening to the pool, spa and beautifully landscaped backyard. The gleaming gourmet kitchen has a large island for prep and eating, stainless steel high-end appliances and custom cabinets. The adjoining dining space features a custom banquette. The main floor also has a suite with a king bed and a spa-like bathroom. Upstairs are three more king-size bedrooms with en suite bathrooms and the lower level features two queen-size bedrooms. The lower level is also home to a theater room.Outside, you'll find inviting vast entertaining spaces and an infinity-edge gunite swimming pool. Located on a quiet cul de sac near Caton Circle, the home comes fully furnished and professionally decorated.

18. 2026-01-23
    status Pending 929-char remark

    Show marketing remark (929 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home by Pacaso. Cedar Isle blends classic design with modern finishes, a rare find in Nantucket. The home includes a 3-story main house and guest house. Enjoy bike paths, beaches, and a vibrant downtown waterfront scene. The main house features an open plan with glass doors opening to a pool, spa, and landscaped backyard. A gourmet kitchen with stainless steel appliances and custom cabinets leads to a dining area with a custom banquette. The main floor includes a suite with a king bed and spa-like bathroom. Upstairs, three king-size bedrooms with en suites; lower level has two queen-size bedrooms and a theater room. Outside, vast entertaining spaces and an infinity-edge pool await. Located on a quiet cul de sac near Caton Circle, the home is fully furnished and professionally decorated. Purchaser is responsible for a 2% transfer fee at the time of purchase

19. 2025-11-07
    price $1,089,000 929-char remark

    Show marketing remark (929 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home by Pacaso. Cedar Isle blends classic design with modern finishes, a rare find in Nantucket. The home includes a 3-story main house and guest house. Enjoy bike paths, beaches, and a vibrant downtown waterfront scene. The main house features an open plan with glass doors opening to a pool, spa, and landscaped backyard. A gourmet kitchen with stainless steel appliances and custom cabinets leads to a dining area with a custom banquette. The main floor includes a suite with a king bed and spa-like bathroom. Upstairs, three king-size bedrooms with en suites; lower level has two queen-size bedrooms and a theater room. Outside, vast entertaining spaces and an infinity-edge pool await. Located on a quiet cul de sac near Caton Circle, the home is fully furnished and professionally decorated. Purchaser is responsible for a 2% transfer fee at the time of purchase

20. 2025-10-31
    price $999,000 929-char remark

    Show marketing remark (929 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home by Pacaso. Cedar Isle blends classic design with modern finishes, a rare find in Nantucket. The home includes a 3-story main house and guest house. Enjoy bike paths, beaches, and a vibrant downtown waterfront scene. The main house features an open plan with glass doors opening to a pool, spa, and landscaped backyard. A gourmet kitchen with stainless steel appliances and custom cabinets leads to a dining area with a custom banquette. The main floor includes a suite with a king bed and spa-like bathroom. Upstairs, three king-size bedrooms with en suites; lower level has two queen-size bedrooms and a theater room. Outside, vast entertaining spaces and an infinity-edge pool await. Located on a quiet cul de sac near Caton Circle, the home is fully furnished and professionally decorated. Purchaser is responsible for a 2% transfer fee at the time of purchase

21. 2025-10-24
    listed $1,300,000 Active 929-char remark

    Show marketing remark (929 chars)

    New co-ownership opportunity: Own one-eighth of this turnkey home by Pacaso. Cedar Isle blends classic design with modern finishes, a rare find in Nantucket. The home includes a 3-story main house and guest house. Enjoy bike paths, beaches, and a vibrant downtown waterfront scene. The main house features an open plan with glass doors opening to a pool, spa, and landscaped backyard. A gourmet kitchen with stainless steel appliances and custom cabinets leads to a dining area with a custom banquette. The main floor includes a suite with a king bed and spa-like bathroom. Upstairs, three king-size bedrooms with en suites; lower level has two queen-size bedrooms and a theater room. Outside, vast entertaining spaces and an infinity-edge pool await. Located on a quiet cul de sac near Caton Circle, the home is fully furnished and professionally decorated. Purchaser is responsible for a 2% transfer fee at the time of purchase

22. 2025-10-09
    historical
23. 2025-07-16
    price $1,119,000
24. 2025-06-12
    price $1,189,000
25. 2025-04-09
    listed $1,239,000 Active
26. 2025-02-25
    historical
27. 2025-01-09
    listed $1,239,000 Active
28. 2024-10-29
    historical
29. 2024-10-07
    price $1,252,000
30. 2024-09-06
    price $1,279,000
31. 2024-08-23
    price $1,295,000
32. 2024-08-01
    price $1,349,000
33. 2024-07-11
    listed $1,395,000 Active

ⓘ 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: $10,447 · $871/mo
• Projected year-2 tax: $14,448 · $1,204/mo
• Expected delta: +$4,002/yr (+$333/mo · 38.3%)

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

Taxation est. · year 1

• Rental income: $480,000
• − Mortgage interest: −$84,023
• − Property taxes: −$10,447
• − Insurance: −$7,500
• − Repairs & maintenance: −$38,400
• − Management: −$38,400
• − Depreciation: −$43,636
• Taxable income: $257,593
• Est. tax owed @ 24.0%: −$61,822
• After-tax cash flow: $205,037/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

-24.4% since first listed

18 events — show timeline

• 2026-03-03 Sold (MLS) $1,055,000 CCIMLS
• 2026-02-27 Listed $1,500,000 CCIMLS
• 2026-01-23 Pending — CCIMLS
• 2025-11-07 Price Changed $1,089,000 CCIMLS
• 2025-10-31 Price Changed $999,000 CCIMLS
• 2025-10-24 Listed $1,300,000 CCIMLS
• 2025-10-09 Listing Removed — CCIMLS
• 2025-07-16 Price Changed $1,119,000 CCIMLS
• 2025-06-12 Price Changed $1,189,000 CCIMLS
• 2025-04-09 Listed $1,239,000 CCIMLS
• 2025-02-25 Listing Removed — CCIMLS
• 2025-01-09 Listed $1,239,000 CCIMLS
• 2024-10-29 Listing Removed — CCIMLS
• 2024-10-07 Price Changed $1,252,000 CCIMLS
• 2024-09-06 Price Changed $1,279,000 CCIMLS
• 2024-08-23 Price Changed $1,295,000 CCIMLS
• 2024-08-01 Price Changed $1,349,000 CCIMLS
• 2024-07-11 Listed $1,395,000 CCIMLS

Property tax history

+45.7%/yr

Latest (2023): $10,447 · +171.5% YoY. Source: county tax records.