Fyts

Sample report — AI-generated, for illustration only

This is an AI-generated sample analysis based on public records as of 2026-05-31. 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 The report may contain errors or be outdated, and is not legal, financial, or professional advice.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 · Malden, MA · Condominium

Condo in Malden, MA 02148

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 2026-05-31

PROCEED WITH CONDITIONS. This is a well-located, transit-rich, 2-bed/2-bath townhouse condo with real owner-occupant tax upside and confirmed low flood risk, but it is priced at the top of its comp range in a softening condo market and carries material unresolved condo-level risk — a sharp HOA increase, unverified reserves and special assessments, an uncertain (small, possibly non-warrantable) association, and an unconfirmed legal/document picture. Make a comp-anchored offer around $645K–$660K with full inspection, condo-document-review, financing, appraisal, and warrantability contingencies, and only close once the 6(d) certificate, reserve study, association financials, and a clean title/lien search confirm no underfunded reserves or pending assessment.

Fair value estimate

Roughly $625,000–$700,000, with a central estimate around $650,000–$670,000 (roughly $375–$400/sqft on the unit's ~1,600–1,800 sqft). Anchored by the single strongest comp, Comp 1 (~1,800 sqft, built 1980, same 3-level townhouse style), sold $675,000 (June 2025) at $384/sqft. Recent 2026 sales bracket the range: Comp 3 (2/2, 1,600 sqft, newer 2004 build) sold $625,000 ($397/sqft, scales to roughly $690K at a comparable size but needs a 3–5% downward age adjustment); Comp 2 (3bd, ~2,000 sqft) sold $725,000; Comp 4 (2/2, similar HOA fee) sold $575,000 ($365/sqft). Smaller 2/2 units (1,000–1,100 sqft) traded at $449–$508/sqft but that per-sqft compresses sharply for a unit this size, so they serve only as a floor. The list price sits at the very top of the supported range and presumes condition equal to fully renovated comps. Headwinds: Malden/Greater Boston condo segment is soft (Greater Boston condo median -1% YoY at $620K April 2026; ~50% of MA listings seeing price cuts; only ~24% selling above ask; condo new listings +17% YoY). Realistic negotiation window to roughly $645,000–$660,000.

Property snapshot

Address
Malden, MA 02148
Type
Condominium — 3-level townhouse style, own entrance
Year built
1980s
Beds / baths
2 bd · 2 ba
Living area
roughly 1,600–1,800
Lot size
0
List price
roughly $650,000–$700,000
Assessed value
roughly $575,000–$625,000
Annual tax
roughly $6,500–$7,500
Condo fee
$300
Last sale
roughly $575,000–$625,000, sold in the early 2020s (Middlesex South deed, book/page withheld)
Owner
Names on file with the assessor (withheld in this public sample)
Parcel ID
—

Green flags(7)

  • ✓Exceptional transit/walkability: Walk Score in the 'Walker's Paradise' tier with a similarly strong Transit Score, an easy walk to Malden Center (Orange Line + Haverhill commuter rail + 12 bus routes); Orange Line ~15 min to Downtown Crossing. Recent Orange Line upgrades (55 mph restored Aug 2025, new vehicles, signal/power modernization) reinforce the transit premium.
  • ✓2 deeded off-street parking spaces matching the 2-bedroom count — better than most comps (e.g., Comp 1 had 1 garage + 1 driveway).
  • ✓FEMA Flood Zone X (minimal hazard) confirmed via direct NFHL query; no federally mandated flood insurance for a federally-backed mortgage. The property sits at a modest elevation well above the Malden River and away from the nearest mapped flood zone.
  • ✓Post-1978 construction (1980s): MA pre-1978 lead-paint Property Transfer Notification statutorily does NOT apply, and knob-and-tube / galvanized plumbing are not expected.
  • ✓Owner-occupant tax upside: Malden adopted a 35% residential exemption for FY2026 (must apply by ~March 31). The current tax bill appears to reflect the NON-exempt rate, so a qualifying owner-occupant could save meaningfully — potentially a couple thousand dollars per year after the exemption plus a small CPA surcharge.
  • ✓Strong, improving neighborhood fundamentals: J Malden Center mixed-use (completed), Exchange 200 lab (Alsym Energy HQ), Malden River Greenway/Northern Strand trail access, walkable downtown dining/retail; Malden fully compliant with MBTA Communities zoning (June 11, 2025).
  • ✓The listing presents the unit as renovated and investor-friendly, citing hardwood floors, a granite/stainless kitchen, in-unit laundry, central air, a private balcony, and an updated bathroom; rental-related language suggests rentals are not prohibited.

Red flags(12)

high

HOA fee has risen sharply over the past several years (from roughly $175/mo to about $300/mo) for a small, likely self-managed 40-year-old complex; reserve adequacy and special-assessment history unknown. Fee levels appear inconsistent across units in the complex, which can indicate uneven cost allocation or differing unit sizes/interests.

Impact: $3,600/yr carrying cost now; an underfunded reserve on a 1980s building (roof, siding, mechanicals, parking lot all aging) creates real special-assessment risk that can run $5,000–$30,000+ per unit. Also affects DTI and condo warrantability.

Mitigation: Make the offer contingent on condo-document review. Demand 2–3 years of budgets and meeting minutes, current reserve study and reserve balance, and written disclosure of any pending/recent special assessment. Confirm what drove the increase and whether utilities coverage changed.

high

Special assessments: NOT independently verifiable — VERIFICATION returned 'uncertain.' Absence of mention in listings is not proof of absence; authoritative sources (minutes, budget, 6(d), recorded liens) were never reviewed.

Impact: An undisclosed pending assessment could add thousands at or after closing.

Mitigation: Order a 6(d) certificate and association resale package; review trustee minutes; run a Middlesex South Registry lien search via buyer's attorney. Treat as open until documented.

high

Small/self-managed association of uncertain size — VERIFICATION confirms it is NOT a standalone unit (a separate unit at the same address exists) but the total unit count could not be verified. Small associations risk underfunded reserves, per-unit exposure on a single delinquency, and condo non-warrantability (FHA needs ≥50% owner-occupancy; conventional has delinquency/insurance tests).

Impact: If non-warrantable, financing options narrow (larger down payment, portfolio lender, or cash) and future resale pool shrinks.

Mitigation: Have lender run a condo project review early; obtain owner-occupancy ratio, master insurance, delinquency rate, and any litigation. Confirm total unit count from the master deed.

medium

The list price is at the top of the comp-supported range in a softening condo market (Greater Boston condo median -1% YoY; ~50% of MA listings cutting price; condo supply +17% YoY).

Impact: Overpaying $20K–$50K vs. fair value; risk of being underwater if the soft condo segment declines further.

Mitigation: Anchor offer to comps at roughly $645K–$660K; include appraisal contingency; cite a competing newer-construction active listing in Malden (~1,600 sqft, built 2005, pool/fitness/tennis) priced around $600,000.

medium

Bedroom-count discrepancy: listed as 3 bed at the time of the last sale (MLS # withheld) vs. 2 bed plus a 'bonus room/office' currently and on the assessor card. The former third bedroom was in the basement/lower level — likely fails MA egress requirements to be a legal bedroom.

Impact: Appraisal/comps treat it as a 2-bed (compresses value vs. 3-bed); the lower-level room may not be legally habitable, and any partition work may be unpermitted.

Mitigation: Inspect the bonus room for egress (window size/openability) and verify against the Malden permit jacket (EnerGov / 781-397-7030). Do not pay a 3-bedroom price.

medium

Pet and rental restrictions NOT disclosed; rules in the master deed/bylaws could impose minimum lease terms, rental caps, owner-occupancy ratios, or pet limits despite the 'investor-friendly' marketing. Malden's new STR ordinance also bars non-owner-occupied short-term rentals.

Impact: Could block an intended rental strategy or pet; non-owner-occupied Airbnb is prohibited citywide.

Mitigation: Obtain rules & regulations during document review; confirm minimum lease term, rental cap, and pet policy in writing before P&S.

medium

Permit history for visible renovations (kitchen, central air, bathtub) NOT confirmed — Malden portal is login-gated. Unpermitted work transfers to the buyer and is penalized at triple permit fees in Malden.

Impact: Retroactive permitting/remediation cost; possible insurance/financing friction.

Mitigation: Pull the full property jacket via Public Records Request or Inspectional Services (781-397-7030); request seller disclosure of permits and final sign-offs.

medium

Lead in municipal drinking water: Malden exceeded the EPA lead action level in 2024 (90th percentile 17.9 ppb vs 15 ppb limit) with roughly 2,500 lead service lines citywide; this address's line-replacement status should be verified directly, as citywide replacement work is still in progress.

Impact: Health risk (especially children); private-side line replacement is owner/association cost; a Water Service (lead) Certification is required before closing in Malden.

Mitigation: Look up the address on Malden's ArcGIS lead inventory; schedule free inspection (781-397-7040 / leadinfo@cityofmalden.org); do an in-unit tap test; budget for filtration.

medium

Radon: Middlesex County is EPA Zone 1 (highest), Malden local average ~5.0 pCi/L (above 4.0 action level). The unit has a lower-level/ground-contact entrance.

Impact: Lung-cancer risk; mitigation system $800–$2,000.

Mitigation: Require a radon test in the inspection contingency; negotiate seller-installed mitigation if >4.0 pCi/L.

low

Nearby legacy contamination corridor: Malden has an active manufactured-gas-plant cleanup on Commercial Street and an AUL/National Grid site on Charles Street, reflecting the area's dense urban 21E history. The property is likely upgradient (groundwater flows toward the river) but not confirmed.

Impact: Generally low direct risk to this upland unit, but a due-diligence gap.

Mitigation: Consider a Phase I ESA database radius search; review MassDEP waste-site portal for any RTN at/near the parcel.

low

Tax trajectory: assessment/tax has risen substantially since the last sale; a sale at the current list price may trigger upward reassessment, and Malden has an active 1% CPA surcharge.

Impact: Higher future carrying cost than the current tax bill.

Mitigation: Model taxes at post-sale assessed value; file for the 35% residential exemption if owner-occupying.

low

This part of Malden has a higher reported crime rate than the city's safest neighborhoods; car break-ins have been documented in the area, and Orange Line noise is possible.

Impact: Quality-of-life / vehicle-security considerations.

Mitigation: Site-visit at rush hour for train noise; verify whether the 2 deeded spaces are gated/covered; run a live MA SORB search (a preliminary check flagged at least one registered offender in the immediate area).

Offer strategy

This is a buyer-favorable condo segment (3 months supply, ~50% of listings cutting price, condo median flat-to-down YoY), and the unit is only days on market and priced at the top of its comp range — there is no need to chase. Offer below list (~$645K–$660K) with a full set of contingencies; an escalation clause is unnecessary here. Critically, do NOT waive the home inspection — MA law (effective Oct 15, 2025) bars sellers from conditioning acceptance on an inspection waiver, so the competitive pressure to waive is gone; waiving on a 40-year-old small-association condo with an unverified reserve picture would be reckless. Compete instead on a clean, well-qualified package: a normal earnest deposit (~$1,000 with OTP, then ~5% at P&S), flexible closing date, and a strong lender pre-approval. Negotiate adequate contingency windows: ~7–10 days for inspection and a 7–15 day condo-document-review window, with P&S targeted ~10–14 days after OTP acceptance and closing 30–45 days out. Keep the financing and appraisal contingencies intact given the high list price in a softening market.

Negotiation points(7)

  • Comp-anchored price: target roughly $645K–$660K vs. the current list price (the strongest comp, Comp 1, sold $675K but as a fully renovated unit launched around $600K to drive overbids). Documented meaningful room to negotiate below list.
  • Direct competitor leverage: a newer-construction active listing in Malden — built 2005, ~1,600 sqft, 2 deeded covered spaces, pool/fitness/tennis — listed around $600,000 and sitting on market; use as a meaningful price-anchor.
  • HOA increase / reserve risk: if the reserve study shows underfunding, seek a price reduction or a seller credit sized to the funding gap (special assessments commonly $5K–$30K+).
  • Bedroom reclassification: price as a 2-bed, not 3-bed; resist any premium tied to the former 'third bedroom.'
  • Radon: if >4.0 pCi/L, require seller-paid mitigation (~$800–$2,000) or equivalent credit.
  • Lead service line: if the inventory shows lead on the private side, seek a credit toward replacement.
  • Soft condo market: cite ~50% of MA listings cutting price and only ~24% selling above ask to justify a below-list offer with full contingencies.

Inspection focus(9)

  • Lower-level 'bonus room/office': egress window dimensions/openability, moisture/water intrusion, insulation and heat (grade-level entrance), and whether any partition work was done.
  • Radon test (Zone 1; ground-contact lowest level) — short-term canister at minimum.
  • HVAC age/condition (central air on a 1980s building may be original or retrofit), water heater, electrical panel capacity, and plumbing material (expect copper; confirm no galvanized).
  • The recently replaced bathtub — quality of installation, waterproofing/caulking, and any concealed water damage behind the surround.
  • Roof and exterior/siding condition (40-year-old wood-frame/shingle; siding type unconfirmed) — these are common-area but drive HOA reserve needs.
  • Window/door seals and signs of past water intrusion at unit boundaries.
  • Vermiculite/asbestos check in any accessible attic and on mechanical pipe insulation (1980s is tail-end of asbestos era).
  • In-unit drinking-water lead test given Malden's 2024 action-level exceedance.
  • Verify the 2 deeded parking spaces' actual location, whether covered/gated, and consistency with the master deed.

Recommended contingencies(7)

  • ▢Home inspection contingency (7–10 days) — explicitly include radon and a drinking-water lead test; do NOT waive.
  • ▢Condo-document-review contingency (7–15 days) — master deed, declaration of trust/bylaws, rules & regulations, 2–3 yrs budgets/minutes, reserve study/balance, master insurance, and 6(d) certificate, with right to withdraw if reserves are inadequate or a special assessment is pending.
  • ▢Mortgage/financing commitment contingency (carried into P&S).
  • ▢Lender condo project-approval / warrantability contingency (owner-occupancy ratio, delinquency, insurance, litigation).
  • ▢Appraisal contingency (given list price at top of comp range).
  • ▢Title review contingency (buyer's attorney) — confirm clean title, no liens, easements, or undisclosed mortgage payoff.
  • ▢Property-specific: clean 6(d) condo certificate at closing; final Malden water/sewer reading + Water Service (lead) Certification; smoke/CO compliance certificate from Malden FD ($50, Tue/Thu, valid 60 days).

Open questions(12)

  • Buyer's attorney to pull from Middlesex South Registry: the master deed, declaration of trust/bylaws and any amendments, the subject unit's exact percentage interest in common areas, deeded-parking instruments, and any easements/restrictions — ALL of these were independently rated UNCERTAIN/UNVERIFIED (registry portal is JS-gated). The condominium's true legal name is also unconfirmed; the complex's marketed name could not be independently verified — treat the name as open until confirmed via the master deed.
  • Special-assessment status (pending/recent): UNVERIFIED — confirm via 6(d), minutes, budget, and a recorded-lien search.
  • Total number of units and owner-occupancy ratio: NOT standalone (a second unit at the same address exists) but the count is unconfirmed; needed for warrantability and reserve math.
  • Lien/title checks the attorney must complete (all returned UNCERTAIN): Municipal Lien Certificate ($25, Malden Treasurer, 215 Pleasant St Rm 210); IRS/MA DOR/judgment/child-support lien searches against both owners of record; condo c.183A 6(c) super-lien clearance; whether the owners recorded a Declaration of Homestead.
  • Reserve fund balance and most recent reserve study; the specific cause of the $175→$300/mo HOA increase and whether utility coverage (heat/water/electric/cable) changed.
  • Exact pet and rental rules: minimum lease term, rental cap, owner-occupancy ratio; confirm STR posture under Malden's owner-occupied-only ordinance.
  • Permit jacket for kitchen, central air, bathtub, and any partition/bedroom changes — confirm permits and final inspections (Malden Inspectional Services 781-397-7030).
  • Whether the lower-level room is a legal (egress-compliant) bedroom.
  • Lead service line material for this address (Malden ArcGIS inventory / 781-397-7040) and an in-unit tap lead test.
  • Whether the FY2026 residential exemption was applied and whether the buyer will qualify if owner-occupying; modeled taxes at post-sale assessed value plus 1% CPA surcharge.
  • Zillow/Trulia listing coverage was confirmed absent for this unit (verified), so rely on MLS/agent data for any listing-history claims.
  • Reason the sellers are listing after a relatively short ownership period.

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

Run this for your property

One address in, one sourced go/no-go memo like this one out. Your first report is free, no card required.