Fyts

Sample report — AI-generated, for illustration only

This is an AI-generated sample analysis based on public records as of 2026-05-29. The property is shown by city and ZIP code only, and identifying details have been altered to protect privacy. The report may contain errors or be outdated, and is not legal, financial, or professional advice. Independently verify all facts before relying on them.

Sample report · Arlington, MA · Condominium

Townhouse Condo in Arlington, MA 02474

The memo layer from a real run of the Fyts due-diligence pipeline, published as a sample. Everything below — the verdict, flags, and verifications — is the same analysis a buyer agent receives; the underlying research appendix is omitted here and some identifying details were altered (see notice above).

Proceed with conditionsAs of 2026-05-29

PROCEED WITH CONDITIONS. This is a well-located, late-2000s-built townhouse condo in a strong school/transit pocket with clean flood and environmental records and minimal age-related hazards - genuinely desirable - but it is priced ~2-13% above defensible comp value, is an LLC flip with elevated unpermitted-work risk, and sits in a tiny 2-unit self-managed association with near-zero reserves and 50/50 special-assessment exposure. Make a disciplined, comp-anchored offer in the ~$1.16M-$1.23M range, keep full inspection, appraisal, financing, and condo-document-review contingencies (do not waive inspection - MA law no longer requires it to compete), and only firm up after the permit history, master deed, and association financials check out.

Fair value estimate

$1,150,000 - $1,270,000, most-likely ~$1,190,000-$1,220,000. Reasoning: The closest profile comps (4BR townhouse-style condos in the 02474 area, ~2,250-2,550 sqft, sold within the past year) cluster at $490-$560/sqft. The strongest twin, Comp 1 (2001, 4/3, 2,340 sqft), sold $1,180,000 (Jan 2026) at $504/sqft. New-construction 4BR townhomes sold $1.36M-$1.40M but are a superior product tier to this late-2000s resale. Applying a supportable $500-$545/sqft to the unit's roughly 2,250-2,450 sqft, with small upward adjustments for the larger footprint and additional driveway parking and ~10% YoY Arlington-area appreciation, lands at roughly $1.15M-$1.27M. The recent town-assessed value of ~$1,080,000 is a floor reference (assessments typically lag market). The current ~$1,300,000 ask is ~2-13% above defensible comp value; the original ~$1,375,000 ask was ~8-20% over. Material caveat: this is an LLC flip (bought in late 2024 for roughly $865,000), so the large markup within about a year reflects cosmetic staging (fresh paint, new light fixtures and hardware) plus a hot market, not structural improvement.

Property snapshot

Address
Arlington, MA 02474
Type
Condominium (townhouse-style unit in a small 2-unit condominium building)
Year built
late 2000s
Beds / baths
4 bd · 3 full + 1 half
Living area
roughly 2,250-2,450
Lot size
—
List price
~$1,300,000 (reduced from an earlier list price of approximately $1,375,000)
Assessed value
$1,080,000
Annual tax
~$12,000 (recent tax year)
Condo fee
~$150/month (includes master insurance)
Last sale
sold in late 2024 for roughly $865,000 (acquired by the purchasing LLC)
Owner
the purchasing LLC (an out-of-town mailing address)
Parcel ID
—

Green flags(8)

  • ✓late 2000s construction (verified via Arlington ArcGIS assessor layer): eliminates the typical Arlington-conversion hazards - no lead paint presumption, no knob-and-tube/galvanized plumbing, no asbestos, no active oil tank, modern code (seismic/wind/snow). Four of five 'age-related' hazard categories are not applicable.
  • ✓FEMA Zone X (Area of Minimal Flood Hazard) confirmed by point query of the National Flood Hazard Layer at the parcel coordinates - flood insurance NOT federally mandated despite this part of Arlington's flood-prone reputation.
  • ✓Strong parking for a dense Arlington location: 1-car attached garage plus a 2-car driveway (~3 spaces total), reducing exposure to Arlington's year-round 1-7 a.m. on-street overnight parking ban.
  • ✓Excellent location/transit/amenity scores: Walk Score in the 70s, Bike Score in the 80s (near the Minuteman Bikeway multi-use trail network), Transit Score in the 50s; roughly 1.5 miles from the Alewife Red Line station; within the Arlington Public Schools elementary district (verify the specific assignment); near a local pond and a Mass Ave commercial strip.
  • ✓Strong schools: the assigned elementary school rates well on GreatSchools (verify the specific assignment with the district), Ottoson Middle (9/10), Arlington High (10/10, rebuild completed Oct 2025).
  • ✓Low-crime town (safer than ~67% of US municipalities); the realistic local risk is opportunistic theft from unlocked cars, not violent crime.
  • ✓Clean environmental record: no 21E release or Activity and Use Limitation (AUL) on the parcel or within roughly 500 ft, aside from one already-closed roadway oil spill nearby; no Superfund site. Municipal water (MWRA/Quabbin) and sewer confirmed.
  • ✓A recent price reduction and roughly three months on market signal seller flexibility and negotiating leverage.

Red flags(7)

high

LLC buy-and-flip with cosmetic refresh - elevated risk of unpermitted finish/system work

Impact: An LLC bought the unit in late 2024 for roughly $865,000 and relisted it about a year later at roughly $1,375,000 after cosmetic staging (fresh paint, new light fixtures and hardware). Cosmetic flips often include kitchen/bath/electrical/plumbing/HVAC work done without permits or final inspection; remediation or retroactive permitting can run $5,000-$25,000+ and create code-enforcement liability.

Mitigation: Pull the full OpenGov/ViewPoint permit history for the assessor Parcel ID / CAMA account (withheld in this sample) from the LLC's purchase to present (Arlington Inspectional Services, 781-316-3390). Confirm any work since the LLC purchase was permitted and finaled. Require a seller's signed statement of all work done with contractor names/licenses and final inspection cards. Verify the rooms marketed as home-office/flex space are permitted living space with egress/ceiling height.

high

Tiny 2-unit self-managed association with a very low (~$150/mo) fee - likely minimal/no reserves and 50/50 shared-cost exposure

Impact: A fee this low in a 2-unit condo almost certainly means little to no reserve fund. Major common-element repairs (roof, siding, structure, shared systems) are split ~50/50 with the other owner and can produce sudden special assessments of $10,000-$50,000+ per owner, with deadlock risk between just two owners. Fee coverage beyond 'insurance' is undisclosed.

Mitigation: Obtain the master deed, declaration of trust/bylaws, budget, reserve balance, and recent meeting minutes. Order a 6(d) certificate from the trustees showing no unpaid common charges. Confirm what the fee covers (insurance, water/sewer, reserves) and whether any special assessment is pending. Budget personally for a roof/exterior reserve given the thin fund.

medium

Master/condo insurance likely excludes flood; unit is in a flood-prone part of Arlington near a brook

Impact: Though Zone X (no mandate), this part of Arlington flooded multiple times in 2023 with sewage-contaminated water, roughly 1,200 residents are in the 100-yr floodplain, and the nearest mapped AE flood zone's base flood elevation is only modestly above the surrounding grade. A 2-unit master policy probably has no RCBAP/flood endorsement; uninsured basement flood loss could be tens of thousands.

Mitigation: Confirm whether the master policy includes any flood endorsement. Strongly consider a voluntary NFIP or private flood policy (low cost in Zone X). Inspect the finished basement/garage level for prior water intrusion and confirm drainage/sump.

medium

List price materially above defensible comp value (aspirational/new-construction-tier pricing for a late-2000s resale)

Impact: At the ~$1,300,000 ask (roughly $530-$580/sqft) the unit is priced at or above every resale comp's per-sqft figure and matches only new construction. Overpaying $30,000-$150,000 vs. fair value is a real risk; appraisal could also come in low, creating a financing gap.

Mitigation: Anchor the offer to the comp-supported $1.15M-$1.27M range. Use the time on market and the prior price cut as leverage. Include an appraisal contingency; if using an escalation clause, cap it at appraised value.

medium

Pet, leasing/rental restrictions, and percentage-interest allocation undisclosed

Impact: Undisclosed rental caps or pet bans would matter for an investor or pet owner; the unit's exact common-area percentage interest (assumed ~50% but unverified) drives shared-cost and assessment allocation. For a 2-unit condo, lender warrantability can also be stricter (non-warrantable concerns).

Mitigation: Buyer's attorney to read master deed/bylaws for pet/rental/owner-occupancy rules and the exact undivided percentage interest. Confirm with lender that a 2-unit, LLC-developer-influenced condo is warrantable for the intended loan product before removing the financing contingency.

low

Disclosed defect: garage door opener sticking/failing to close, which the seller states will be repaired

Impact: Garage door opener/spring/sensor repairs typically $300-$1,500; if the promised repair is incomplete at closing the buyer inherits the cost and possible safety issue.

Mitigation: Get the repair promise in writing in the P&S with pre-closing verification (or a holdback). Have the inspector test the door, opener, springs, and sensors.

low

Original late-2000s building permit and Certificate of Occupancy not verified

Impact: If the ~late-2000s new construction was never finaled or the as-built diverges from approved plans, the buyer could face open-permit or code issues later.

Mitigation: Confirm the original building permit was finaled and a C/O issued (Arlington Inspectional Services); confirm via permit records for the parcel.

Offer strategy

Market is a tight, segmented seller's market (Arlington condos ~29 days to close, ~101% sale-to-list, ~4 offers on hot homes), BUT this specific unit is bucking the trend: roughly three months on market and a mid-single-digit-percent price cut signal buyer resistance to aspirational pricing. That argues AGAINST a full-price escalation war and FOR a disciplined, comp-anchored offer near $1.16M-$1.23M with a short, firm justification. CRITICAL: Do NOT waive inspection. As of 10/15/2025, MA law (760 CMR 74.00) bars sellers from conditioning acceptance on an inspection waiver and requires an inspection-rights disclosure, so there is no competitive need to waive - and on a thin-reserve 2-unit flip the inspection plus condo-doc review are the buyer's primary protection against five- to six-figure surprises. Offer terms: earnest money/deposit ~5% to signal strength; standard 5-10 day inspection contingency; financing/appraisal contingency with commitment ~21-30 days out; condo-document-review contingency; target ~10-14 days from accepted offer to P&S. If competing, use a modest escalation capped at appraised value rather than waiving protections. Re-pull registry/title immediately before closing since title may shift (active listing, LLC owner).

Negotiation points(6)

  • Anchor to comp-supported value $1,150,000-$1,270,000 vs. the ~$1,300,000 ask - target ~$30K-$150K below list, supported by the time on market and the prior price cut.
  • The LLC's cost basis is roughly $865,000 - the seller has substantial margin; this is not a distressed seller, but there's room to move on a fair-value offer.
  • Garage door repair: secure in writing with pre-closing verification or a credit/holdback (~$300-$1,500).
  • Thin reserves in a 2-unit association: negotiate a seller-funded reserve/capital contribution or credit, given near-zero reserve cushion; comparable buildings carry $225-$300/mo fees.
  • If permit history shows any unpermitted flip work, seek a credit for retroactive permitting/remediation ($5K-$25K+) or require seller to cure before closing.
  • Use the recent town-assessed value of ~$1,080,000 as a downward-pressure data point in discussions (though assessments lag market).

Inspection focus(8)

  • Garage door, opener, springs, and sensors (disclosed defect) - verify repair scope and completion.
  • Basement/garage-level moisture, drainage, sump, and any signs of prior water intrusion (a low-lying part of Arlington, near the mapped floodplain).
  • Radon test (short-term) at the ground/garage level - Arlington/Middlesex County is EPA Radon Zone 1, local averages ~4.0 pCi/L (the action level). Mitigation if needed ~$1,200-$2,000.
  • Quality and code-compliance of any post-purchase flip work: kitchen, baths, electrical panel/outlets (GFCI/AFCI), plumbing, HVAC - cross-check against pulled permits.
  • Rooms marketed as home-office/flex space: confirm they are permitted finished space with proper egress and ceiling height (especially if below grade).
  • Shared/party-wall and roof condition (common elements in a 2-unit condo - cost split 50/50).
  • Confirm water/sewer metering (master vs. submetered) and whether it is in the condo fee.
  • HVAC (central forced-air gas heat + central AC), water heater age/condition, and confirm no oil-fired equipment anywhere.

Recommended contingencies(7)

  • ▢Home/unit inspection contingency (5-10 days from accepted offer) - do NOT waive given the LLC flip and 2-unit structure.
  • ▢Mortgage/financing commitment contingency with a stated commitment date (~21-30 days), explicitly confirming 2-unit condo warrantability for the chosen loan product.
  • ▢Appraisal contingency (list price exceeds comp value - protect against a low appraisal/financing gap).
  • ▢Condo-document-review contingency: right to review and disapprove the master deed, bylaws/trust, budget, reserve study/balance, meeting minutes, master insurance, and any special assessments, with the right to terminate.
  • ▢Permit/work-completion condition: written seller confirmation that all work since the LLC's purchase was permitted and finaled, plus completion of the disclosed garage-door repair before closing (or holdback/credit).
  • ▢Title contingency with a 6(d) certificate (clean common-charge status) and seller's smoke/CO certificate of compliance at closing.
  • ▢Radon test contingency with a remediation/credit trigger.

Open questions(8)

  • Pull from Middlesex South Registry of Deeds: the recorded MASTER DEED (book/page, date, amendments) and the unit deed (the LLC's acquiring deed; deed reference withheld in this sample), confirming the unit's exact undivided percentage interest in common areas, unit boundaries, and any easements/party-wall provisions.
  • Declaration of trust/bylaws (book/page) and current trustees; pet, leasing/rental, and owner-occupancy rules.
  • Association financials: current budget, reserve balance/study, recent meeting minutes, master insurance policy (and any flood endorsement/RCBAP), and any pending or recent special assessments.
  • 6(d) certificate from the trustees showing no unpaid common-expense charges for the unit.
  • Full Arlington OpenGov/ViewPoint permit and code-enforcement history for the assessor Parcel ID / account (withheld in this sample), including the original late-2000s building permit and Certificate of Occupancy, and any permits pulled by the purchasing LLC since its purchase.
  • Municipal Lien Certificate from the Arlington Treasurer/Collector to confirm taxes, any betterments/special assessments, and water/sewer status.
  • Lender confirmation that this 2-unit, recently-LLC-developed condo is warrantable (Fannie/Freddie or FHA as applicable).
  • Whether any tenant occupies the unit (if so, MA condo-conversion notice/relocation rules and lease terms apply).

This is research assistance, not legal/financial/real-estate advice. Verify all material facts with primary sources and a licensed MA attorney before acting.

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