2353 Massachusetts Ave #93 · Cambridge, MA 02140

$519,000

1 bd · 1.0 ba · 632 sqft · Condo public records · 91 Days on market

Built 1973 $821/sqft · 19% below area Est $641k · 19% under $390/mo HOA · 14% 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 +7.6/10.0
• Schools +4.6/10.0
• Cash flow +4.3/30.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Top-Floor Condo with Stunning Views Near Davis Square Location truly says it all!This sought-after top-floor unit offers breathtaking views, a spacious and thoughtfully designed layout, and a large private balcony—perfect for relaxing or entertaining.The home features a well-appointed kitchen and updated bath, providing both comfort and functionality. Ideally situated just minutes from vibrant Davis Square and the Red Line, you’ll enjoy easy access to shops, dining, and neighborhood amenities.The well-maintained building has undergone significant recent improvements, making this an excellent opportunity to own in the desirable Northview Association. Recent upgrades include newer rough plumbing, a building-wide hot water modulating system, and a new building wide water softener (2025). The laundry room has been enhanced with smart Speed Queen systems (2025),and most of the engineer-recommended exterior improvements have been completed.Constructed with slab concrete, quiet between floor

Key facts

• Updated bath
• Newer rough plumbing
• Recent improvements

Tags

• TOP FLOOR CONDO
• LARGE PRIVATE BALCONY
• WELL APPOINTED KITCHEN
• UPDATED BATH
• RECENT IMPROVEMENTS
• NEWER ROUGH PLUMBING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $519k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (47.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (45.7% below list).
• Recommended offer: $273k (47.4% below list) — sets the bar for cash-flow.
• Cap rate 3.1% 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 soft (-1.1%/yr); 17 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($4k loan paydown + $27k appreciation (5.2% 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($472k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $428k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $272,805 (47.4% 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 91 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
11. 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.
12. 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.
13. 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: 0.54% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.51%
• DSCR: 0.49
• GRM: 15.3

CMA / ARV

• ARV (median comp): $641,218
• List price: $519,000
• Delta: -19.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.2% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.20×
• Total profit: $28,622
• Equity at exit: $300,450

10-year hold

• IRR: 5.3%
• Equity multiple: 2.01×
• Total profit: $146,620
• Equity at exit: $523,854

Cash invested: $145,320 (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 02140

• Home prices YoY: 1.9%
• Rents YoY: -1.1%
• Active inventory: 17
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $2,818 high
• Mortgage (P&I): −$2,722
• Tax from tax record: −$292 /mo · $3,506/yr
• Insurance: −$216
• HOA: −$390
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-1,394

Break-even live

Break-even rent $4,582

Max offer price $272,805

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Elmwood St Cambridge, MA	1.0	1.0	594	$3,500	$5.89	43d	1	0.08mi
27 Meacham Rd Somerville, MA	1.0	1.0	700	$2,600	$3.71	43d	1	0.15mi
2440 Massachusetts Ave Cambridge, MA	1.0–3.0	1.0–2.5	786	$2,800	$3.56	14d	2	0.15mi
62 Dover St Unit 1 Somerville, MA	1.0	1.0	450	$2,700	$6.00	5d	1	0.23mi
39 Day St Unit 22 Somerville, MA	1.0	1.0	600	$3,025	$5.04	43d	1	0.27mi
175 Rindge Ave Cambridge, MA	—	1.0	445	$2,500	$5.62	43d	1	0.27mi
36 Montgomery St Unit 1238167P Cambridge, MA	1.0	1.0	495	$4,962	$10.02	21d	1	0.28mi
36 Montgomery St Cambridge, MA	1.0	1.0	500	$4,725	$9.45	43d	1	0.28mi
34 Day St Unit 31 Somerville, MA	—	1.0	550	$2,700	$4.91	5d	1	0.29mi
1 Whittemore Ave Cambridge, MA	1.0–2.0	1.0–2.0	915	$3,195	$3.49	1d	7	0.31mi
15 Chester St Cambridge, MA	—	1.0	380	$2,300	$6.05	1d	5	0.32mi
42 Rindge Ave Cambridge, MA	1.0	1.0	650	$2,650	$4.08	43d	1	0.34mi
42 Rindge Ave Unit 2B Cambridge, MA	1.0	1.0	650	$2,500	$3.85	7d	1	0.34mi
1131 Broadway Somerville, MA	2.0	1.0	700	$3,000	$4.29	43d	1	0.44mi
11 Cogswell Ave Cambridge, MA	1.0	1.0	700	$1,800	$2.57	43d	1	0.45mi
21 Endicott Ave Somerville, MA	—	1.0	600	$2,200	$3.67	43d	1	0.47mi
7 Blake St Cambridge, MA	—	1.0	400	$2,600	$6.50	17d	1	0.53mi
156 Morrison Ave Somerville, MA	1.0	1.0	600	$2,700	$4.50	43d	1	0.57mi
119 College Ave Somerville, MA	2.0	1.0	591	$3,075	$5.20	3d	7	0.61mi
15 Richdale Ave Cambridge, MA	1.0	1.5	690	$3,725	$5.39	43d	2	0.68mi
205 Walden St Cambridge, MA	2.0	1.0	751	$2,920	$3.89	2d	8	0.68mi
35 Whitfield Rd Unit 3 Somerville, MA	2.0	1.0	750	$3,200	$4.27	18d	1	0.69mi
80 Cambridgepark Dr Cambridge, MA	2.0	1.0–2.0	860	$3,646	$4.24	2d	14	0.73mi
30 Cambridgepark Dr Cambridge, MA	1.0–2.0	1.0–2.0	1023	$3,599	$3.52	2d	8	0.74mi
289 Summer St Somerville, MA	1.0	1.0	750	$2,200	$2.93	43d	1	0.78mi
289 Summer St Somerville, MA	1.0	1.0	750	$2,200	$2.93	4d	1	0.78mi
50 Cambridgepark Dr Cambridge, MA	3.0	1.0–2.0	949	$4,075	$4.29	2d	20	0.79mi
130 Cambridgepark Dr Cambridge, MA	3.0	1.0–2.0	991	$3,704	$3.74	2d	15	0.86mi
6 Arlington St Cambridge, MA	1.0	1.0	708	$2,800	$3.95	13d	1	0.86mi
40 Michael St Unit 4 Arlington, MA	1.0	1.0	700	$2,250	$3.21	18d	1	0.86mi
2 Arlington St Cambridge, MA	2.0	1.0	727	$3,600	$4.95	43d	1	0.87mi
1800 Massachusetts Ave Cambridge, MA	—	1.0	400	$2,200	$5.50	43d	1	0.88mi
367 Concord Ave Unit 3 Cambridge, MA	1.0	1.0	700	$2,500	$3.57	17d	1	0.90mi
640 Boston Ave Medford, MA	1.0–2.0	1.0–2.0	859	$3,525	$4.10	5d	5	0.90mi
19 Agassiz St Unit 3A Cambridge, MA	—	1.0	350	$2,200	$6.29	43d	1	0.91mi
55 Wheeler St Cambridge, MA	3.0	1.0–2.0	1019	$3,937	$3.86	2d	44	0.91mi
6 Washington Ave Cambridge, MA	—	1.0	450	$2,450	$5.44	24d	2	0.92mi
259 Summer St Somerville, MA	2.0	1.0	700	$3,000	$4.29	43d	1	0.93mi
6 Washington Ave Cambridge, MA	—	1.0	450	$2,500	$5.56	20d	1	0.93mi
29 Wheeler St #206 Cambridge, MA	1.0	1.0	750	$2,800	$3.73	7d	1	0.93mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $519,000 Active 91 DOM
2. 2026-06-17
   days on market $519,000 Active 90 DOM
3. 2026-06-16
   days on market $519,000 Active 89 DOM
4. 2026-06-15
   days on market $519,000 Active 88 DOM
5. 2026-06-13
   days on market $519,000 Active 86 DOM
6. 2026-06-13
   days on market $519,000 Active 85 DOM
7. 2026-06-09
   days on market $519,000 Active 82 DOM
8. 2026-06-08
   days on market $519,000 Active 81 DOM
9. 2026-06-07
   days on market $519,000 Active 80 DOM
10. 2026-06-04
    days on market $519,000 Active 77 DOM
11. 2026-06-03
    days on market $519,000 Active 76 DOM
12. 2026-06-02
    days on market $519,000 Active 75 DOM
13. 2026-06-01
    days on market $519,000 Active 74 DOM
14. 2026-05-31
    days on market $519,000 Active 73 DOM
15. 2026-04-15
    price $519,000 1012-char remark

    Show marketing remark (1012 chars)

    Top-Floor Condo with Stunning Views Near Davis Square Location truly says it all!This sought-after top-floor unit offers breathtaking views, a spacious and thoughtfully designed layout, and a large private balcony—perfect for relaxing or entertaining.The home features a well-appointed kitchen and updated bath, providing both comfort and functionality. Ideally situated just minutes from vibrant Davis Square and the Red Line, you’ll enjoy easy access to shops, dining, and neighborhood amenities.The well-maintained building has undergone significant recent improvements, making this an excellent opportunity to own in the desirable Northview Association. Recent upgrades include newer rough plumbing, a building-wide hot water modulating system, and a new building wide water softener (2025). The laundry room has been enhanced with smart Speed Queen systems (2025),and most of the engineer-recommended exterior improvements have been completed.Constructed with slab concrete, quiet between floor

16. 2026-03-18
    listed $529,000 New 1012-char remark

    Show marketing remark (1012 chars)

    Top-Floor Condo with Stunning Views Near Davis Square Location truly says it all!This sought-after top-floor unit offers breathtaking views, a spacious and thoughtfully designed layout, and a large private balcony—perfect for relaxing or entertaining.The home features a well-appointed kitchen and updated bath, providing both comfort and functionality. Ideally situated just minutes from vibrant Davis Square and the Red Line, you’ll enjoy easy access to shops, dining, and neighborhood amenities.The well-maintained building has undergone significant recent improvements, making this an excellent opportunity to own in the desirable Northview Association. Recent upgrades include newer rough plumbing, a building-wide hot water modulating system, and a new building wide water softener (2025). The laundry room has been enhanced with smart Speed Queen systems (2025),and most of the engineer-recommended exterior improvements have been completed.Constructed with slab concrete, quiet between floor

17. 2016-04-26
    soldstatus $428,000 Sold 694-char remark

    Show marketing remark (694 chars)

    Top floor apartment in a professionally managed brick building in highly desirable Cambridge! Walking distance to Davis Square and the redline T staion, Porter Square, the Minuteman Bike Path, and numerous shopping and restaurant venues.This 1 bed, 1 full bath condo offers DEEDED parking and storage space, common laundry room with card system. Abundant natural light, absolutely stunning views from the spacious private balcony and is 100% move-in ready. The updated kitchen features stainless steel appliances and plenty of cabinet space. The bathroom offers an updated vanity with granite counter and gorgeous tile floor. Don’t miss your opportunity to make this wonderful investment!

18. 2016-04-11
    status Contingent 694-char remark

    Show marketing remark (694 chars)

    Top floor apartment in a professionally managed brick building in highly desirable Cambridge! Walking distance to Davis Square and the redline T staion, Porter Square, the Minuteman Bike Path, and numerous shopping and restaurant venues.This 1 bed, 1 full bath condo offers DEEDED parking and storage space, common laundry room with card system. Abundant natural light, absolutely stunning views from the spacious private balcony and is 100% move-in ready. The updated kitchen features stainless steel appliances and plenty of cabinet space. The bathroom offers an updated vanity with granite counter and gorgeous tile floor. Don’t miss your opportunity to make this wonderful investment!

19. 2016-03-30
    listed $419,000 New 694-char remark

    Show marketing remark (694 chars)

    Top floor apartment in a professionally managed brick building in highly desirable Cambridge! Walking distance to Davis Square and the redline T staion, Porter Square, the Minuteman Bike Path, and numerous shopping and restaurant venues.This 1 bed, 1 full bath condo offers DEEDED parking and storage space, common laundry room with card system. Abundant natural light, absolutely stunning views from the spacious private balcony and is 100% move-in ready. The updated kitchen features stainless steel appliances and plenty of cabinet space. The bathroom offers an updated vanity with granite counter and gorgeous tile floor. Don’t miss your opportunity to make this wonderful investment!

20. 2005-07-29
    soldstatus $305,000
21. 2005-07-28
    soldstatus $305,000
22. 2005-06-20
    historical
23. 2005-06-02
    listed $310,000
24. 2004-06-10
    soldstatus $275,000
25. 2004-04-14
    historical
26. 2004-03-04
    listed $269,000
27. 1996-10-02
    soldstatus $92,900
28. 1980-12-22
    soldstatus $38,000

ⓘ 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: $3,506 · $292/mo
• Projected year-2 tax: $4,945 · $412/mo
• Expected delta: +$1,439/yr (+$120/mo · 41.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $33,820
• − Mortgage interest: −$29,072
• − Property taxes: −$3,506
• − Insurance: −$2,595
• − Repairs & maintenance: −$2,706
• − Management: −$2,706
• − HOA: −$4,680
• − Depreciation: −$15,098
• Taxable loss: −$26,543
• Est. tax savings @ 24.0%: +$6,370
• After-tax cash flow: $-10,354/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): 21,204
• Household income: $135,286
• Rent vs Own: 65.1% rent · 34.9% own
• Severe rent burden: 847.0

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 0.65)
• Race & ethnicity: White 54% Asian 19% Black 15% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 32% · Canada, China, South Korea
• Languages at home: 68% English-only · Other Indo-European 10% Chinese 4% French/Haitian/Cajun 4%

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: ▲ 5.20%
• Current HPI: 274.1884
• Rent YoY: ▼ -1.11%
• 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

+1265.8% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $519,000 MLS PIN
• 2026-03-18 Listed $529,000 MLS PIN
• 2016-04-26 Sold (MLS) $428,000 MLS PIN
• 2016-04-11 Pending — MLS PIN
• 2016-03-30 Listed $419,000 MLS PIN
• 2005-07-29 Sold (Public Records) $305,000 Public Records
• 2005-07-28 Sold (MLS) $305,000 MLS PIN
• 2005-06-20 Listing Removed — MLS PIN
• 2005-06-02 Listed $310,000 MLS PIN
• 2004-06-10 Sold (MLS) $275,000 MLS PIN
• 2004-04-14 Listing Removed — MLS PIN
• 2004-03-04 Listed $269,000 MLS PIN
• 1996-10-02 Sold (Public Records) $92,900 Public Records
• 1980-12-22 Sold (Public Records) $38,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,506 · +10.9% YoY. Source: county tax records.