150 Williams #3 · Chelsea, MA 02150

$195,000

1 bd · 1.0 ba · 827 sqft · Condo · 60 Days on market

Built 2026 Good condition $206/mo HOA · 8% 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CONDO LOTTERY. NEW CONSTRUCTION ALERT: DEED RESTRICTED AFFORDABLE 1 BED CONDO AVAILABLE. Many modern features. Units with open concept design/modern kitchen design, bright living spaces with oversized windows. Buyers must fill out application, have a non FHA/VHA conventional fixed pre-approval letter, be a first time homeowner, not have assets higher than $100,000, and be under the following 60% AMI Income levels: 1 person $69,480 2 persons $79,440. Application Deadline is May 31st, 2026.

Key facts

• New construction
• Bright living spaces
• Open concept design

Tags

• NEW CONSTRUCTION
• DEED RESTRICTED
• OPEN CONCEPT DESIGN
• MODERN KITCHEN DESIGN
• BRIGHT LIVING SPACES
• OVERSIZED WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.6% in Chelsea — 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 73/100 on livability (#103 in MA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, crime F, cost of living F.
• Chelsea (suburban): math 12% / reading 24% proficiency, ranked #294 of 302 in MA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,207 units permitted in Suffolk County in 2024 (1,961 in 5+ unit buildings).
• At $2,721/mo this rent would consume 45% of the median local household income ($72k/yr) (locally 3332% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Suffolk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.05% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $6,640
• Equity at exit: $29,075

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $55,872
• Equity at exit: $16,860

Cash invested: $54,600 (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 02150

• Home prices YoY: -20.3%
• Rents YoY: 3.0%
• Active inventory: 48
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,721 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$206
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $596

Break-even live

Break-even rent $1,967

Max offer price $195,000

Occupancy floor 73%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Howell Ct Unit 1 Chelsea, MA	2.0	1.0	1000	$2,500	$2.50	17d	1	0.09mi
69 Beacon St Unit 3 Chelsea, MA	2.0	1.0	600	$2,200	$3.67	43d	1	0.12mi
90 Chestnut St #1 Chelsea, MA	2.0	1.0	1100	$2,800	$2.55	43d	1	0.12mi
54 Beacon St #2 Chelsea, MA	2.0	1.0	899	$2,600	$2.89	10d	1	0.16mi
100 Captains Row #203 Chelsea, MA	2.0	1.0	1067	$2,800	$2.62	17d	1	0.16mi
6 Admirals Way Unit 1 Chelsea, MA	2.0	1.0	875	$2,675	$3.06	17d	1	0.18mi
200 Captains Row #307 Chelsea, MA	2.0	2.0	1023	$3,150	$3.08	43d	1	0.21mi
179 Winnisimmet St Unit 5 Chelsea, MA	1.0	1.0	600	$1,800	$3.00	4d	1	0.25mi
40 Medford St Unit 1-CP Chelsea, MA	2.0	1.0	896	$2,900	$3.24	4d	1	0.27mi
40 Medford St Chelsea, MA	2.0	1.0	896	$2,900	$3.24	12d	1	0.27mi
325 Commandants Way Chelsea, MA	2.0	1.0–2.0	900	$2,862	$3.18	1d	6	0.28mi
300 Commandants Way Chelsea, MA	2.0	2.0	965	$3,100	$3.21	2d	1	0.28mi
25 Division St Chelsea, MA	2.0	1.0	550	$2,295	$4.17	43d	1	0.28mi
25 Division St Chelsea, MA	1.0	1.0	600	$2,295	$3.83	24d	1	0.28mi
140 Pearl St Unit 1470142P Chelsea, MA	2.0	1.0	871	$5,496	$6.31	14d	1	0.32mi
140 Pearl St Unit 1470146P Chelsea, MA	1.0	1.0	775	$4,944	$6.38	23d	1	0.32mi
140 Pearl St Unit 1470150P Chelsea, MA	1.0	1.0	678	$3,840	$5.66	16d	1	0.32mi
140 Pearl St Unit 1470152P Chelsea, MA	1.0	1.0	570	$3,995	$7.01	21d	1	0.32mi
148 Pearl St Unit 1470143P Chelsea, MA	2.0	1.0	882	$4,326	$4.90	14d	1	0.33mi
208 Cherry St Unit 12 Chelsea, MA	1.0	1.0	560	$2,100	$3.75	24d	1	0.43mi
466 Broadway Chelsea, MA	1.0	1.0	600	$1,880	$3.13	17d	1	0.45mi
250 Vale St Chelsea, MA	2.0	1.0–2.0	886	$2,970	$3.35	1d	19	0.52mi
241 Walnut St Unit 3 Chelsea, MA	2.0	1.0	750	$2,500	$3.33	24d	1	0.52mi
48 Washington Ave #203 Chelsea, MA	1.0	1.0	595	$1,900	$3.19	21d	1	0.52mi
221 Shurtleff St #6 Chelsea, MA	2.0	1.0	915	$2,295	$2.51	10d	1	0.56mi
255 Vale St Chelsea, MA	2.0	1.0–2.0	903	$2,920	$3.23	1d	19	0.57mi
Heard St Chelsea, MA	—	1.0	587	$2,475	$4.22	43d	1	0.59mi
100 Heard St Chelsea, MA	3.0	1.0–2.0	914	$2,998	$3.28	1d	46	0.60mi
337 2nd St Everett, MA	3.0	1.0–2.0	1076	$3,539	$3.29	1d	70	0.63mi
600 Broadway Everett, MA	1.0–2.0	1.0–2.0	722	$2,300	$3.18	4d	17	0.64mi
150 Heard St Chelsea, MA	2.0	2.0	1114	$3,560	$3.20	4d	1	0.65mi
150 Heard St Chelsea, MA	2.0	2.0	1114	$3,565	$3.20	43d	1	0.65mi
101 Mill Rd Everett, MA	2.0	1.0–2.0	906	$3,125	$3.45	2d	27	0.66mi
102 Mill Rd Everett, MA	2.0	1.0–2.0	912	$3,245	$3.56	2d	31	0.67mi
202 Mill Rd Everett, MA	2.0	1.0–2.0	788	$3,150	$4.00	1d	14	0.70mi
18 Tudor St Unit 4 Chelsea, MA	1.0	1.0	800	$1,850	$2.31	43d	1	0.70mi
319 Spruce St Apt 2 Chelsea, MA	1.0	1.0	700	$1,985	$2.84	1d	1	0.73mi
1760 Revere Beach Pkwy Everett, MA	1.0–3.0	1.0–2.0	997	$2,874	$2.88	1d	22	0.74mi
180 Central Ave Chelsea, MA	2.0	1.0–2.0	756	$2,754	$3.64	2d	13	0.78mi
178 Washington Ave Unit 205 Chelsea, MA	1.0	1.0	650	$2,300	$3.54	43d	1	0.78mi

HOA detail condo

• Monthly dues: $206 · $2,472/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-31
   days on market $195,000 Active 60 DOM
2. 2026-04-01
   listed $195,000 New 496-char remark

   Show marketing remark (496 chars)

   CONDO LOTTERY. NEW CONSTRUCTION ALERT: DEED RESTRICTED AFFORDABLE 1 BED CONDO AVAILABLE. Many modern features. Units with open concept design/modern kitchen design, bright living spaces with oversized windows. Buyers must fill out application, have a non FHA/VHA conventional fixed pre-approval letter, be a first time homeowner, not have assets higher than $100,000, and be under the following 60% AMI Income levels: 1 person $69,480 2 persons $79,440. Application Deadline is May 31st, 2026.

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

Climate risk First Street

• 🌡 Heat 6/10 Major
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,646
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − HOA: −$2,472
• − Depreciation: −$5,673
• Taxable income: $4,455
• Est. tax owed @ 24.0%: −$1,069
• After-tax cash flow: $6,078/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 · 7 photos

Good 80/100 None rehab

This modern, newly constructed condo is in good condition with minimal repairs needed. Painting and finishing touches will significantly enhance its appeal and value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances the home's appearance and can increase its appeal to potential buyers.
• Resale Install countertops and flooring — Completed finishes in the kitchen and bathroom will make the home more attractive and functional for potential buyers.
• Both Landscaping — Landscaping can improve curb appeal and add value to both resale and rental markets.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances the home's appearance and can increase its appeal to potential buyers. ↑
• Resale Install countertops and flooring — Completed finishes in the kitchen and bathroom will make the home more attractive and functional for potential buyers. ↑
• Both Landscaping — Landscaping can improve curb appeal and add value to both resale and rental markets. ↑

ⓘ 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: Chelsea
• NCES district ID: 2503540
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 24% ▼ -8.00%
• Median HH income: $46,339
• Composite: 15.86/100
• National rank: #9259
• State rank: #294 of 302 in MA

Livability — Chelsea

• Score: 73/100
• State rank: #103
• US rank: #5375

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment B- Housing B Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chelsea, MA
• County: Suffolk County · 777,335 people
• City population: 39,908
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 39,908
• Household income: $72,179
• Rent vs Own: 74.0% rent · 26.0% own
• Severe rent burden: 3332.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 915,464 people
• By 2030: 983,798 · +7.5%
• By 2040: 1,119,602 · +22.3%
• By 2050: 1,255,187 · +37.1%
• By 2075: 1,534,434 · +67.6%
• By 2100: 1,748,505 · +91.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 51% White 20% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Estonian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 45% · Canada, Jamaica, China
• Languages at home: 30% English-only · Spanish 59% Other Indo-European 3% Arabic 2%

Political lean MEDSL · Suffolk

• 2024 margin: Solid D (+52.5) · D 74.8% · R 22.4% · Other 2.8%
• 2008→2024 swing: -3.2pp toward R · 2008: 55.7pp · 2024: 52.5pp
• All cycles: 2024: D+52.5 2020: D+63.2 2016: D+63.0 2012: D+56.7 2008: D+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.21%
• Current HPI: 397.5973
• Rent YoY: ▲ 3.05%
• 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

1 event — show timeline

• 2026-04-01 Listed $195,000 MLS PIN