18 Honeysuckle Dr · Nantucket, MA 02554

$3,725,000

4 bd · 4.5 ba · 4,230 sqft · SingleFamily · 66 Days on market

Built 2026 Excellent condition 9,880 sqft lot $881/sqft · 56% above area $290/mo HOA · 1% of rent

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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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

New construction—move-in July! Introducing Phase 3, the final release at Sandpiper Place II. This 4BD/4.5BA “Tide” home features high-end finishes throughout, including wide-plank hardwood floors, custom millwork, and a chef’s kitchen with premium appliances, upgraded countertops, and custom cabinetry. The open-concept layout is designed for effortless entertaining. The finished lower level adds exceptional flexibility with a spacious great room, bedroom/bath, & more—ideal for overflow living. Optional enhancements include pool, cabana, garage with 5th BR ADU, with town approval. Located just ~2 miles from Nantucket Town, the 36-home Sandpiper Place II community offers easy access to beaches and exclusive amenities at The Landing clubhouse, including a heated pool, fire pit, outdoor kitchen, putting green, fitness center, and indoor/outdoor gathering spaces.Showings by appointment with 24-hour notice.

Key facts

• Upgraded countertops
• High-end finishes
• Premium appliances

Tags

• HIGH-END FINISHES
• WIDE-PLANK HARDWOOD FLOORS
• CUSTOM MILLWORK
• CHEF'S KITCHEN
• PREMIUM APPLIANCES
• UPGRADED COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $3.73M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $10k ($114k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($45k rent vs $3.73M).
• Recommended offer: $3.50M (6.0% 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: 10 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 $398k of equity ($26k loan paydown + $372k 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 $1.04M cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$640k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($3.50M) is reasonable based on typical stale-listing flexibility.

Recommended offer $3,501,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $2,387,825
• List price: $3,725,000
• Delta: 56.00%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Beach Grass Rd	0.00mi	4/6.5	4,249 (+0%)	9mo	$2,754,000	$648	84
10 Beach Grass Rd	0.00mi	4/5.5	3,985 (-6%)	6mo	$2,575,000	$646	81
14 Beach Grass Rd	0.42mi	5/5.5 (+1)	4,382 (+4%)	8mo	$2,640,000	$602	59
25 Beach Grass	0.49mi	5/4.5 (+1)	3,700 (-12%)	10mo	$2,272,500	$614	43

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: 32.3%
• Equity multiple: 3.53×
• Total profit: $2,635,757
• Equity at exit: $3,355,775

10-year hold

• IRR: 27.9%
• Equity multiple: 7.99×
• Total profit: $7,286,889
• Equity at exit: $7,236,856

Cash invested: $1,043,000 (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: 10
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $45,000 medium
• Mortgage (P&I): −$19,534
• Tax est. 1.5%: −$4,656 /mo · $55,875/yr
• Insurance: −$1,552
• HOA: −$290
• Vacancy / Maint / Mgmt: −$9,450
• Net cashflow: $9,517

Break-even live

Break-even rent $32,953

Max offer price $3,725,000

Occupancy floor 74%

Sensitivity live

Price	-10% $12,092	-5% $10,804	+0% $9,517	+5% $8,230	+10% $6,943
Rent	-10% $5,962	-5% $7,740	+0% $9,517	+5% $11,295	+10% $13,072
Rate	-1.0pp $11,393	-0.5pp $10,465	base $9,517	+0.5pp $8,552	+1.0pp $7,570

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: $931,250
• Closing costs: $111,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Madequecham Valley Rd Nantucket, MA	5.0	6.5	5455	$45,000	$8.25	44d	1	1.04mi

HOA detail

• Monthly dues: $290 · $3,480/yr
• Likely covers: poolgym

Listing history 17 events

1. 2026-06-21
   days on market $3,725,000 Active 66 DOM
2. 2026-06-18
   days on market $3,725,000 Active 64 DOM
3. 2026-06-17
   days on market $3,725,000 Active 63 DOM
4. 2026-06-16
   days on market $3,725,000 Active 62 DOM
5. 2026-06-15
   days on market $3,725,000 Active 61 DOM
6. 2026-06-13
   days on market $3,725,000 Active 59 DOM
7. 2026-06-12
   days on market $3,725,000 Active 58 DOM
8. 2026-06-09
   days on market $3,725,000 Active 55 DOM
9. 2026-06-08
   days on market $3,725,000 Active 54 DOM
10. 2026-06-07
    days on market $3,725,000 Active 53 DOM
11. 2026-06-07
    days on market $3,725,000 Active 52 DOM
12. 2026-06-04
    days on market $3,725,000 Active 49 DOM
13. 2026-06-02
    days on market $3,725,000 Active 48 DOM
14. 2026-06-01
    days on market $3,725,000 Active 47 DOM
15. 2026-05-31
    days on market $3,725,000 Active 46 DOM
16. 2026-05-31
    days on market $3,725,000 Active 45 DOM
17. 2026-04-15
    listed $3,725,000 New 952-char remark

    Show marketing remark (952 chars)

    New construction—move-in July! Introducing Phase 3, the final release at Sandpiper Place II. This 4BD/4.5BA “Tide” home features high-end finishes throughout, including wide-plank hardwood floors, custom millwork, and a chef’s kitchen with premium appliances, upgraded countertops, and custom cabinetry. The open-concept layout is designed for effortless entertaining. The finished lower level adds exceptional flexibility with a spacious great room, bedroom/bath, & more—ideal for overflow living. Optional enhancements include pool, cabana, garage with 5th BR ADU, with town approval. Located just ~2 miles from Nantucket Town, the 36-home Sandpiper Place II community offers easy access to beaches and exclusive amenities at The Landing clubhouse, including a heated pool, fire pit, outdoor kitchen, putting green, fitness center, and indoor/outdoor gathering spaces.Showings by appointment with 24-hour notice.

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

Taxation est. · year 1

• Rental income: $540,000
• − Mortgage interest: −$208,658
• − Property taxes: −$55,875
• − Insurance: −$18,625
• − Repairs & maintenance: −$43,200
• − Management: −$43,200
• − HOA: −$3,480
• − Depreciation: −$108,364
• Taxable income: $58,598
• Est. tax owed @ 24.0%: −$14,064
• After-tax cash flow: $100,145/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 · 12 photos

Excellent 95/100 None rehab

This move-in-ready home features modern finishes, an open-concept layout, and a finished lower level, making it ideal for both resale and rental.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers.
• Both Add a pool or cabana — These amenities can significantly increase the home's appeal and value, especially for families and vacation rentals.
• Both Install a smart home system — Modernizes the home and can increase its value by making it more energy-efficient and convenient for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers. ↑
• Both Add a pool or cabana — These amenities can significantly increase the home's appeal and value, especially for families and vacation rentals. ↑
• Both Install a smart home system — Modernizes the home and can increase its value by making it more energy-efficient and convenient for potential buyers or renters. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-15 Listed $3,725,000 MLS PIN