26 Hardwick St #1 · Cambridge, MA 02141

$925,000

3 bd · 1.5 ba · 1,029 sqft · Condo public records · 51 Days on market

Built 2018 $899/sqft · 12% below area Est $1051k · 12% under $200/mo HOA · 5% of rent

---

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 +12.9/15.0
• Appreciation +7.3/10.0
• Cash flow +4.6/30.0
• Schools +4.6/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to your new home! The gut renovation of this 3-unit condominium features all new white oak hardwood flooring, kitchens, baths, EPDM roof, York central HVAC, in-unit LG stacked washer/dryer, electrical, plumbing, CertainTeed siding, and Harvey windows. The condo contains 3 bedrooms, 1.5 baths, a bonus office/den space, private basement storage, and a private landscaped yard. Open concept living room flows into luxury kitchen with quartz countertops, Whirlpool appliance package, Jenn-Air under-counter microwave oven drawer, shaker style cabinets, and subway tile backsplash make this a perfect place to entertain. Additional amenities include Navien tankless water heater, Nest thermostats, August Smart Lock Pro, Nest doorbell, pre-wired for high speed internet/cable, 4" LED recessed lighting, and solar ready roof. Short walks to Kendall & Lechmere T stations, bike score of 97, walk score of 92, Star Market & Whole Foods within 1 mile, excellent restaurants and parks nearby.

Key facts

• Quartz countertops
• Gut-renovated
• Shaker cabinets

Tags

• GUT-RENOVATED
• BONUS OFFICE
• PRIVATE BASEMENT STORAGE
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• SHAKER CABINETS

Property features AI

Finance

• HOA & community: Monthly association fee of $200; HOA covers insurance, grounds maintenance, snow removal, and reserve funds; Pets allowed; Not a senior community

Exterior

• Parking: No designated open parking spaces
• Utilities: Public water; Public sewer; 100 Amp electric service; Gas hookups available for range and oven; Electric dryer hookup
• Home design: Condominium; One-story entry level; Entry on level 1
• Construction: 2/3-family structure; Renovated since original construction; No known lead paint
• Exterior features: Rubber roof; Solar power system installed (2020) producing approximately 4.02 kW and ~4,430 annual kWh

Interior

• Kitchen: Range; Dishwasher; Disposal; Microwave; Refrigerator; Freezer
• Flooring: Wood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Thermostat (energy-efficient)
• Interior features: Insulated doors; Insulated windows; Total of 6 rooms; Basement present
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $925k.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $511k (44.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $443k (52.2% below list).
• Recommended offer: $443k (52.2% below list) — sets the bar for 1% rule.
• Cap rate 3.3% 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); 50 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% 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 $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.
• 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 51 days — a 3% lower offer ($897k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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

• Climate carrying-cost: major flood risk; major wind risk, 64% 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 $442,581 (52.2% 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 51 days. Have you received any prior offers? Is the seller open to a 52% 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 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?
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: 0.48% ✗
• Cap rate: 3.25%
• Cash-on-cash: -10.86%
• DSCR: 0.52
• GRM: 17.4

CMA / ARV

• ARV (median comp): $1,050,803
• List price: $925,000
• Delta: -11.97%
• 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: 2.9%
• Equity multiple: 1.18×
• Total profit: $47,709
• Equity at exit: $507,350

10-year hold

• IRR: 5.9%
• Equity multiple: 2.08×
• Total profit: $280,660
• 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: 50
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $4,426 high
• Mortgage (P&I): −$4,851
• Tax from tax record: −$405 /mo · $4,861/yr
• Insurance: −$385
• HOA: −$200
• Vacancy / Maint / Mgmt: −$929
• Net cashflow: $-2,345

Break-even live

Break-even rent $7,394

Max offer price $510,762

Occupancy floor —

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Hardwick St #2 Cambridge, MA	3.0	1.0	881	$3,500	$3.97	18d	1	0.05mi
5 Marney St Unit 2 Cambridge, MA	2.0	1.5	900	$4,200	$4.67	4d	1	0.07mi
25 Marney St #539 Cambridge, MA	3.0	1.0	1100	$5,320	$4.84	44d	1	0.07mi
15 Marney St #454 Cambridge, MA	3.0	2.0	1000	$5,230	$5.23	44d	1	0.07mi
17 Plymouth St Unit 3 Cambridge, MA	2.0	1.0	900	$4,400	$4.89	18d	1	0.09mi
17 Plymouth St Cambridge, MA	2.0	1.0	900	$4,400	$4.89	8d	1	0.09mi
273 Cardinal Medeiros Ave Cambridge, MA	3.0	2.0	1300	$4,700	$3.62	44d	1	0.10mi
14 Cornelius Way Cambridge, MA	3.0	2.0	1192	$4,900	$4.11	5d	1	0.10mi
40 Plymouth St Cambridge, MA	3.0	1.0	1500	$3,750	$2.50	24d	1	0.11mi
122 Berkshire St Unit 3 Cambridge, MA	4.0	1.0	1200	$4,400	$3.67	8d	1	0.11mi
122 Berkshire St Cambridge, MA	4.0	1.0	1200	$4,400	$3.67	20d	1	0.11mi
122 Berkshire St Unit 3(2B) Cambridge, MA	4.0	1.0	1200	$4,600	$3.83	15d	1	0.11mi
122 Berkshire St Unit 3(2B) Cambridge, MA	4.0	1.0	1200	$4,600	$3.83	20d	1	0.11mi
13 Berkshire St Cambridge, MA	2.0	1.0	934	$2,850	$3.05	18d	1	0.12mi
124 Berkshire St Cambridge, MA	3.0	1.0	1182	$4,000	$3.38	44d	1	0.13mi
124 Berkshire St Unit 3 Cambridge, MA	4.0	1.0	1200	$4,600	$3.83	8d	1	0.13mi
170 Webster Ave Unit 1 Cambridge, MA	2.0	2.0	950	$5,500	$5.79	15d	1	0.14mi
11 Seckel St Cambridge, MA	3.0	2.0	1500	$4,200	$2.80	18d	1	0.15mi
11 Seckel St Unit 1 Cambridge, MA	3.0	2.0	1200	$4,100	$3.42	18d	1	0.15mi
417 Cardinal Medeiros Ave Cambridge, MA	3.0	1.0	900	$4,000	$4.44	44d	1	0.15mi
417 Cardinal Medeiros Ave Cambridge, MA	4.0	1.0	900	$4,000	$4.44	12d	1	0.15mi
92 Willow St Unit 2 Cambridge, MA	3.0	1.0	892	$6,600	$7.40	44d	1	0.16mi
218 Thorndike St Cambridge, MA	2.0	1.0–1.5	910	$3,900	$4.29	8d	1	0.17mi
724 Cambridge St Unit 3 Cambridge, MA	2.0	1.0	762	$2,850	$3.74	3d	1	0.18mi
31 Portsmouth St Cambridge, MA	3.0	1.0	1000	$4,300	$4.30	44d	1	0.18mi
52 Portsmouth St Cambridge, MA	3.0	2.0	1000	$4,850	$4.85	44d	1	0.19mi
56 Portsmouth St Cambridge, MA	2.0	1.0	800	$4,275	$5.34	44d	1	0.20mi
10 Hunting St Cambridge, MA	2.0	1.0	750	$3,400	$4.53	44d	1	0.20mi
960 Cambridge St Cambridge, MA	3.0	2.0	1100	$4,100	$3.73	44d	1	0.21mi
294 Windsor St Unit 2 Cambridge, MA	3.0	1.0	1200	$4,000	$3.33	3d	1	0.22mi
33 Jefferson St Cambridge, MA	3.0	1.0	900	$4,300	$4.78	17d	1	0.23mi
33 Jefferson St Cambridge, MA	3.0	1.0	900	$4,300	$4.78	24d	1	0.23mi
145 Willow St Cambridge, MA	2.0	2.0	1040	$4,650	$4.47	24d	1	0.24mi
338 Columbia St #3 Cambridge, MA	2.0	1.0	858	$3,200	$3.73	18d	1	0.24mi
171 Thorndike St Cambridge, MA	3.0	1.0	1200	$4,500	$3.75	24d	1	0.24mi
406 Columbia St Cambridge, MA	3.0	2.0	1298	$5,000	$3.85	44d	1	0.25mi
319 Columbia St Cambridge, MA	3.0	2.0	1200	$4,800	$4.00	24d	1	0.26mi
319 Columbia St Unit 1A Cambridge, MA	3.0	2.0	1200	$4,800	$4.00	5d	1	0.26mi
254 Windsor St Unit 2R Cambridge, MA	3.0	1.0	900	$4,215	$4.68	24d	1	0.27mi
254 Windsor St Cambridge, MA	3.0	1.0	1000	$4,660	$4.66	44d	1	0.27mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $925,000 Active 51 DOM
2. 2026-06-17
   days on market $925,000 Active 50 DOM
3. 2026-06-16
   days on market $925,000 Active 49 DOM
4. 2026-06-15
   days on market $925,000 Active 48 DOM
5. 2026-06-13
   statusdays on market $925,000 Active 46 DOM
6. 2026-06-13
   days on market $925,000 Price Changed 45 DOM
7. 2026-06-10
   pricestatus $925,000 Price Changed 42 DOM
8. 2026-06-09
   days on market $960,000 Active 42 DOM
9. 2026-06-08
   days on market $960,000 Active 41 DOM
10. 2026-06-07
    days on market $960,000 Active 40 DOM
11. 2026-06-04
    days on market $960,000 Active 37 DOM
12. 2026-06-03
    days on market $960,000 Active 36 DOM
13. 2026-06-02
    days on market $960,000 Active 35 DOM
14. 2026-06-01
    days on market $960,000 Active 34 DOM
15. 2026-05-31
    days on market $960,000 Active 33 DOM
16. 2026-04-28
    listed $960,000 New 992-char remark
17. 2018-08-24
    soldstatus $888,000 Sold 1006-char remark

    Show marketing remark (1006 chars)

    Welcome to your new home! The gut renovation of this 3-unit condominium features all new white oak hardwood flooring, kitchens, baths, EPDM roof, York central HVAC, in-unit LG stacked washer/dryer, electrical, plumbing, CertainTeed siding, and Harvey windows. The condo contains 3 bedrooms, 1.5 baths, a bonus office/den space, private basement storage, and a private landscaped yard. Open concept living room flows into luxury kitchen with quartz countertops, Whirlpool appliance package, Jenn-Air under-counter microwave oven drawer, shaker style cabinets, and subway tile backsplash make this a perfect place to entertain. Additional amenities include Navien tankless water heater, Nest thermostats, August Smart Lock Pro, Nest doorbell, pre-wired for high speed internet/cable, 4" LED recessed lighting, and solar ready roof. Short walks to Kendall & Lechmere T stations, bike score of 97, walk score of 92, Star Market & Whole Foods within 1 mile, excellent restaurants and parks nearby.

18. 2018-07-18
    status Contingent 1006-char remark

    Show marketing remark (1006 chars)

    Welcome to your new home! The gut renovation of this 3-unit condominium features all new white oak hardwood flooring, kitchens, baths, EPDM roof, York central HVAC, in-unit LG stacked washer/dryer, electrical, plumbing, CertainTeed siding, and Harvey windows. The condo contains 3 bedrooms, 1.5 baths, a bonus office/den space, private basement storage, and a private landscaped yard. Open concept living room flows into luxury kitchen with quartz countertops, Whirlpool appliance package, Jenn-Air under-counter microwave oven drawer, shaker style cabinets, and subway tile backsplash make this a perfect place to entertain. Additional amenities include Navien tankless water heater, Nest thermostats, August Smart Lock Pro, Nest doorbell, pre-wired for high speed internet/cable, 4" LED recessed lighting, and solar ready roof. Short walks to Kendall & Lechmere T stations, bike score of 97, walk score of 92, Star Market & Whole Foods within 1 mile, excellent restaurants and parks nearby.

19. 2018-07-10
    listed $818,000 New 1006-char remark

    Show marketing remark (1006 chars)

    Welcome to your new home! The gut renovation of this 3-unit condominium features all new white oak hardwood flooring, kitchens, baths, EPDM roof, York central HVAC, in-unit LG stacked washer/dryer, electrical, plumbing, CertainTeed siding, and Harvey windows. The condo contains 3 bedrooms, 1.5 baths, a bonus office/den space, private basement storage, and a private landscaped yard. Open concept living room flows into luxury kitchen with quartz countertops, Whirlpool appliance package, Jenn-Air under-counter microwave oven drawer, shaker style cabinets, and subway tile backsplash make this a perfect place to entertain. Additional amenities include Navien tankless water heater, Nest thermostats, August Smart Lock Pro, Nest doorbell, pre-wired for high speed internet/cable, 4" LED recessed lighting, and solar ready roof. Short walks to Kendall & Lechmere T stations, bike score of 97, walk score of 92, Star Market & Whole Foods within 1 mile, excellent restaurants and parks nearby.

ⓘ 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: $4,861 · $405/mo
• Projected year-2 tax: $8,119 · $677/mo
• Expected delta: +$3,258/yr (+$272/mo · 67.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% 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 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: $53,110
• − Mortgage interest: −$51,814
• − Property taxes: −$4,861
• − Insurance: −$4,625
• − Repairs & maintenance: −$4,249
• − Management: −$4,249
• − HOA: −$2,400
• − Depreciation: −$26,909
• Taxable loss: −$45,997
• Est. tax savings @ 24.0%: +$11,039
• After-tax cash flow: $-17,100/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

+13.1% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $925,000 MLS PIN
• 2026-04-28 Listed $960,000 MLS PIN
• 2018-08-24 Sold (MLS) $888,000 MLS PIN
• 2018-07-18 Pending — MLS PIN
• 2018-07-10 Listed $818,000 MLS PIN

Property tax history

+4.2%/yr

Latest (2025): $4,861 · +10.0% YoY. Source: county tax records.