Fyts

Sample report — AI-generated, for illustration only

This is an AI-generated sample analysis based on public records as of 2026-05-27. 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 The report may contain errors or be outdated, and is not legal, financial, or professional advice.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 · Medford, MA · Two-family

Two-Family in Medford, MA 02155

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 2026-05-27

PROCEED WITH CONDITIONS. This is a structurally interesting 2-family in a walkable residential Medford location with a large lot and 4 off-street spaces, but it is a 1900s Victorian with a stone foundation, presumed lead paint, likely knob-and-tube wiring, possible vermiculite/asbestos, a possible lead/galvanized service line, and an active relist priced in the approx. $1.25M-$1.3M band that is at or slightly above our fair-value ceiling. Offer in the approx. $1.2M-$1.3M range with full MA-standard contingencies and an aggressive inspection focus on environmental/mechanical capex, and walk away if the seller refuses inspection contingencies or if inspection uncovers more than ~$50K of stacked deferred maintenance without a credit.

Fair value estimate

approx. $1.2M - $1.4M, central estimate approx. $1.3M. Reasoning: Direct 2-family comps in the broader Medford 12-month window cluster at $417-$513/sqft. Closest comps: a comparable two-family nearby (5/3, 2,604 sf, $1.30M, sold in spring 2026, $499/sf - strongest by location); another comparable two-family nearby (6/4, 2,522 sf, $1.295M, sold in spring 2026, $513/sf); a renovated comparable two-family nearby (5/2, 2,384 sf, $1.20M, sold in early 2025, $503/sf - identical bed/bath, renovated); another comparable two-family nearby (5/3, 2,502 sf, $1.185M, sold in mid-2025, $474/sf); the income-producing comparable (6/3, 3,622 sf, $1.51M, $417/sf - larger income producer). Using assessor living area of approx. 2,600-2,800 sf (more conservative and code-supported than MLS approx. 2,900-3,100 sf), at $450-$500/sf central band = approx. $1.2M-$1.4M. Adjustments: (-) only 2 full baths vs typical 3 in this price tier (-$30K to -$60K); (-) preserved/original condition with no kitchen/bath updates noted, gas steam heat, no AC (-$50K to -$100K vs turnkey comps); (-) likely lead paint + possible K&T + possible UST stacked capex risk ($40K-$80K); (+) approx. 9,000-11,000 sf lot (well above Medford 2-family norm) (+$40K-$70K); (+) 4 off-street paved spaces (+$15K-$25K); (+) character/tall ceilings/preserved details for owner-occupant buyer pool (+$10K-$25K). Net of adjustments the property anchors near approx. $1.25M-$1.3M. The current relist (list price in the approx. $1.25M-$1.3M band) sits inside this range; it is fair if interior systems are sound and aspirational if they are not.

Property snapshot

Address
Medford, MA 02155
Type
2-Family Residential (state class 1040), built 1900s, effective year 2000s per assessor
Year built
1900s
Beds / baths
4 per assessor / 5 per MLS (likely 2 down + 3 up, marketed-vs-assessor discrepancy) · 2 ba
Living area
approx. 2,600-2,800 (assessor) / approx. 2,900-3,100 (MLS)
Lot size
approx. 9,000-11,000 sq ft (~0.2-0.25 acre)
List price
approx. $1.25M-$1.3M
Assessed value
approx. $1.2M-$1.25M
Annual tax
approx. $10,500 for FY2026 (includes CPA surcharge, at the town's standard per-$1,000 rate)
Last sale
approx. $1,100,000, sold in the early 2020s (book/page withheld in this public sample, Middlesex South), arms-length sale from the prior owners to the current owners
Owner
Names on file with the assessor (withheld in this public sample; owner-occupants per assessor mailing address)
Parcel ID
—

Green flags(13)

  • ✓approx. 9,000-11,000 sf (approx. 0.2-0.25 ac) lot is materially above Medford 2-family norm (typical 3,000-5,000 sf) - real land/yard premium and possible ADU optionality under MBTA Communities zoning evolution
  • ✓4 paved off-street parking spaces - very strong for a Medford 2-family, supports rentability and avoids Medford's restrictive overnight on-street parking rules ($20-$50/permit, max 5/household)
  • ✓Walkable Medford location: Walk Score 79, Transit 47, near MBTA bus routes and roughly 1-1.5 mi to Medford/Tufts GLX (opened 12/2022) - durable transit-driven value support
  • ✓Medford/Tufts to Park St is ~26 min on Green Line E; door-to-door downtown commute ~50-60 min - viable for downtown/Kendall/Longwood commuters
  • ✓This part of Medford is upland (~30-60 ft elevation) and well outside FEMA SFHA; roughly a mile from the nearest Mystic River AE zone - flood insurance not mandatory, low pluvial risk
  • ✓FY2026 assessed value (approx. $1.2M-$1.25M) is below current market and below the prior (early-2020s) sale price - assessment lag favors buyer on carrying costs
  • ✓Effective year built in the 2000s per assessor suggests a substantive remodel from that era (verify scope) - structure has been touched within last 25 years
  • ✓A recent (2020s) insulation permit and an earlier (2010s) siding/roof/door permit on file - some envelope work documented
  • ✓Owner-occupant seller (mailing address = property) typically means better-maintained mechanicals than an investor-owned 2-family
  • ✓Walkable to local retail and grocery options, with major shopping centers, ponds, and the Middlesex Fells Reservation within a short bike ride or drive
  • ✓Two-family configuration with separate units (Unit 1: 2BR/1BA first floor, Unit 2: 3BR/1BA floors 2-3) supports owner-occupant house-hack with FHA/Fannie/Freddie 2-4 unit financing
  • ✓This part of Medford is not in the main Tufts off-campus rental belt; less student noise pressure than areas closer to campus, even though Tufts demand still supports rents
  • ✓No public-source liens, foreclosures, or judgments surfaced (MLC required to confirm)

Red flags(14)

high

Massachusetts Lead Paint Law (105 CMR 460) strict liability - 1900s build with well-preserved original woodwork and period details (original woodwork = original lead) makes lead presence near-certain

Impact: Full delead Letter of Compliance for a 2-family Victorian of this size and trim complexity: $15,000-$30,000+. Strict liability if any child under 6 occupies either unit; 90 days from title to comply

Mitigation: Demand Property Transfer Lead Paint Notification (CLPPP Form 95-17) BEFORE signing OTP; preserve 10-day lead inspection right; condition offer on receipt of any existing Letter of Compliance/Interim Control; ask for $15K-$25K credit if no LoC exists

high

Knob-and-tube wiring likely on a 1900s house with original plaster walls - threatens insurability and financing

Impact: Active K&T typically uninsurable on voluntary market beyond 30-60 day grace period; MPIUA fallback runs 30-60% above standard premium. Rewire of plaster-walled 2-family: $10,000-$20,000+

Mitigation: Licensed electrician's report during inspection; written insurance bindability letter from voluntary carrier BEFORE clearing inspection contingency; consider FHA 203(k) or Fannie HomeStyle to roll rewire cost into loan; ask for $10K-$20K credit if K&T present

high

Possible vermiculite/Zonolite attic insulation (very common in pre-1960 MA homes) - asbestos-contaminated until proven otherwise per EPA

Impact: Abatement $7,000-$12,000 for typical attic; blocks any attic insulation upgrade and complicates roof/electrical work

Mitigation: Asbestos-aware home inspector + standalone licensed asbestos inspector visual sweep of attic, pipe insulation, basement; ZAI Trust covers up to ~$4,125 reimbursement; Mass Save HEAT Loan up to $3,000 for abatement; price credit or seller-paid abatement

high

Possible buried/abandoned heating oil tank from coal-to-oil-to-gas conversion era

Impact: Leaking UST MCP cleanup runs $10,000s to >$100,000; new owner inherits MassDEP liability post-closing

Mitigation: Tank sweep (geophysical/metal detection) before P&S; pull Medford Fire Department fuel-storage permit history; require seller indemnity for pre-existing oil contamination in P&S; condition closing on documented tank closure + MassDEP-acceptable site assessment if any tank found

high

MA OTP (Offer to Purchase) is BINDING under McCarthy v. Tobin (1999) - common buyer trap

Impact: Buyer who signs OTP without proper contingencies loses leverage/deposit if defects emerge later

Mitigation: Buyer's attorney must review OTP BEFORE signing; never sign OTP with bare contingency language - use full inspection/financing/title contingencies with explicit deadlines

medium

Active relist (MLS number withheld) priced in the approx. $1.25M-$1.3M band is at the top of fair-value range; a very recent listing with an open house scheduled implies competitive bidding pressure

Impact: Risk of paying $20K-$60K above true value if forced to escalate without inspection leverage

Mitigation: Cap offer at the low end of the fair-value band (approx. $1.25M-$1.3M) with strong terms; do not chase materially higher without renegotiation rights tied to inspection findings

medium

Stone foundation on 1900s structure - known pointing failure, water intrusion, sill rot at stone/wood interface, termite ingress risk

Impact: Repointing/sill remediation $10,000-$40,000; insurance carriers may surcharge or decline

Mitigation: Specialty foundation inspection beyond standard home inspection; insurance bindability check from voluntary carrier BEFORE removing inspection contingency

medium

Lead or 'Galvanized Requiring Replacement' (GRR) water service line - Medford has ~5,140 known LSLs + ~4,660 unknown-material services citywide; 1900s home is high-probability

Impact: Lead-in-water health risk; service line replacement $3,000-$10,000+ (Medford offers $1,000 rebate); interior galvanized repipe $4,000-$15,000+

Mitigation: Look up parcel on Medford LSL inventory (medfordma.org/lead); request free Water Quality Division test (781-393-2561); first-draw + flushed water lead test; key-scratch service entry to confirm material; ask for credit if lead/GRR confirmed

medium

Only 2 full baths for 5 marketed bedrooms - 1 bath per unit is below market for $1.2M+ tier

Impact: Permanent $30K-$60K value discount vs comps with 1.5+ baths/unit; bath add typically $25K-$40K each

Mitigation: Underwrite at the lower-end of comp band; build bath addition cost into renovation budget if planning long-term hold

medium

Bed count discrepancy: assessor 4 BR vs MLS 5 BR; sqft approx. 2,600-2,800 (assessor) vs approx. 2,900-3,100 (MLS); upper unit on floors 2 AND 3 raises question of permitted habitable third-floor space

Impact: Unpermitted finished space risk; possible Medford zoning/use issues for a 3-story 2-family; could affect refinance/resale appraisal

Mitigation: Pull complete permit history from Medford's Citizenserve permitting portal and verify finals for any attic/3rd-floor conversion; request Certificate of Occupancy / Use; verify 2-family use is legal (by right, variance, or pre-existing nonconforming)

medium

Gas steam heat with no central AC (per assessor) - aging boiler risk and HVAC capex

Impact: Steam boiler replacement $8,000-$15,000; adding central AC or mini-splits $15,000-$30,000 for a 2-family

Mitigation: Boiler age and service history disclosure; inspector to evaluate boiler, steam piping, radiators, and chimney liner; budget for mini-split retrofit in year 1-3

low

Effective year built in the 2000s on assessor card but no major permits on file in the past decade-plus - scope of that remodel undocumented

Impact: Assessment-justifying remodel may have been cosmetic only, exposing buyer to higher tax burden without commensurate system upgrades

Mitigation: Public records request to Medford Building Department under M.G.L. c.66 s.10 for complete permit history prior to the 2010s

low

Medford property crime up ~38% YoY (2024 FBI release); catalytic converter theft cycle has structurally recurring elements with rhodium rebound to ~$10,400/oz Feb 2026

Impact: Insurance and personal-property risk; modest carrying cost

Mitigation: Garage the most-targeted vehicles (Prius, older Hondas); aftermarket converter shield; outdoor security lighting

low

The assigned elementary school (name withheld in this public sample) is 5/10 GreatSchools, below MA proficiency averages; Medford no school choice for 2025-26

Impact: Resale demand from school-shopping families may be softer than for addresses zoned to higher-rated schools elsewhere in Medford

Mitigation: If schools matter for buyer's household, factor into long-term hold horizon; Mystic Valley Regional Charter (Malden) and other area Catholic/charter schools are alternatives

Offer strategy

Market read: Medford 2-families are still a seller's market (state-level 2 months of SF supply, peer towns Malden/Melrose at 105-120% sale-to-list, median Medford DOM lengthening to 49 days at the city level but multi-family/Tufts-adjacent still tight). Subject is brand-new on market, with an open house scheduled, so expect competing offers. Recommended approach: (1) Attend the scheduled open house in person to assess condition and bidder turnout. (2) Offer at approx. $1.2M-$1.3M with an escalation increment of roughly $10K-$15K to a hard cap near $1.3M - do not chase materially above fair value absent proof of recent system updates. (3) Earnest money $5,000 with OTP, escalating to 5% (approx. $65,000) at P&S. (4) DO NOT WAIVE INSPECTION - now legally prohibited as a pre-acceptance condition under MA 760 CMR 74 (effective 10/15/2025), so this is no longer a competitive disadvantage. Use the standard 5-7 business day inspection contingency with a $10,000-$15,000 repair threshold (terminate/renegotiate only if findings exceed threshold). (5) Financing contingency: 21 days to commitment, conventional 20-25% down OR FHA 203(k)/Fannie HomeStyle if buyer wants to roll renovation. (6) Flexible closing date (30-45 days) accommodating seller. (7) Strong cover letter emphasizing owner-occupant intent (sellers are owner-occupants and may favor an OO buyer over investor). (8) MA OTP IS BINDING - buyer's attorney MUST review the OTP itself, not just the P&S. (9) Insurance bindability letter from voluntary carrier in hand BEFORE clearing inspection contingency, given K&T/stone foundation risk. (10) If multiple offers and seller wants escalation transparency, require seller to produce proof of bona fide competing offer per MA practice.

Negotiation points(10)

  • Lead paint: if no Letter of Compliance, ask for $15,000-$25,000 credit toward deleading (full delead of 2-family Victorian runs $15K-$30K+)
  • Knob-and-tube (if confirmed): $10,000-$20,000 credit for plaster-walled rewire OR seller to complete pre-closing with permitted final
  • Stone foundation repointing/sill work (if inspection flags): $10,000-$25,000 credit depending on scope
  • Vermiculite attic (if present): $7,000-$12,000 credit minus expected ZAI Trust reimbursement (~$4,125) = net $3,000-$8,000 credit
  • Lead/GRR water service line (if confirmed): $5,000-$10,000 credit (Medford rebate is only $1,000)
  • Buried UST (if found): seller pays for full removal + MassDEP-acceptable site assessment pre-closing OR $20,000-$50,000 escrow
  • Steam boiler if past useful life: $8,000-$12,000 credit or seller-replaced
  • Smoke/CO certificate, MWRA/water final reading, MA deed excise ($4.56/$1,000, roughly $5,500-$6,000 based on final sale price), and Medford property tax proration are all seller's standard expense - confirm in P&S
  • Bath count vs comp tier: anchor offer at lower-mid of comp band ($450/sf x approx. 2,600-2,800 sf = approx. $1.17M-$1.26M floor) and treat 5 marketed beds / 2 baths as a permanent discount factor
  • Pre-paid full year of homeowner's insurance + escrow setup negotiable based on seller motivation

Inspection focus(19)

  • Stone foundation: walk all 4 sides probing sills with awl; check for efflorescence, parging cracks, daylight gaps; evaluate basement floor for sub-slab dampness/efflorescence at all corners
  • Vermiculite/Zonolite check: inspect attic and any wall cavities visible at electrical box openings - if pebble-like gray-brown/silver-gold insulation present, do NOT disturb; assume asbestos-contaminated and price for abatement
  • Tank sweep (geophysical) of side yards, under front porch, basement perimeter for buried oil tank fill/vent pipes (capped or cut), ghost copper supply lines, transition couplings between old and new fuel lines, dead vegetation patches, soil staining
  • Knob-and-tube inventory: licensed electrician to determine whether K&T is active or abandoned-in-place; verify panel amperage (target 200A for 2-family) and any sub-panel quality; obtain written Section 6/insurance-style letter
  • Lead paint risk assessment: pre-1978 with original woodwork = high probability; request Letter of Full Compliance or Letter of Interim Control if exists; otherwise budget for delead
  • Water service line material check: key-scratch test at meter and interior shutoff to verify lead vs galvanized vs copper; first-draw + flushed water lead test; cross-reference Medford LSL inventory at medfordma.org/lead
  • Steam boiler age, condition, asbestos pipe wrap; evaluate steam piping, radiators, and chimney liner; check for asbestos 'mud-pack' elbow wrap and white wrap on supply lines
  • Possible asbestos floor tile (9x9 vinyl-asbestos) and black mastic in basement/utility areas; transite flue pipes; asbestos cement siding
  • Third-floor habitable space (upper unit floors 2 AND 3): verify ceiling heights, egress windows, smoke/CO compliance, and that the use was permitted under Medford code
  • Roof age and condition: a permit in the 2010s covered the roof, which would now be well over a decade old; check shingle condition, flashing, chimney crown, gutter system
  • Window vintage: original wood double-hungs (single-pane, likely lead paint) vs vinyl replacements; verify if any storm windows
  • Exterior wall material verification: vinyl siding per assessor (re-sided per a 2010s permit) - check for hidden asbestos shingle or wood clapboard underneath
  • Plumbing: 1900s-era galvanized supply piping risk for pinhole leaks, low pressure, rust-colored water; check kitchen and bath supply lines in both units
  • Basement moisture/drainage check given upland slope but stone foundation - any sump pump, French drain, signs of past water intrusion
  • Termite/pest WDI inspection given stone foundation/wood sill interface
  • Radon test - Middlesex County is EPA Zone 1, action threshold 4 pCi/L
  • Verify legal 2-family use, Certificate of Inspection (Medford Ch. 110 multi-family periodic inspection), and no open/expired permits via Citizenserve portal
  • Sewer lateral scope: 1900s stack to street, check for cracks, root intrusion, bellying
  • Check for any solar/electrification work, mini-splits, or additions visible in Google Earth historical imagery vs assessor sketch to flag unpermitted improvements

Recommended contingencies(17)

  • ▢Inspection contingency: 7 business days from OTP, with right to terminate or renegotiate if findings exceed $10,000-$15,000 repair threshold (do NOT waive - now legally protected under MA 760 CMR 74)
  • ▢Lead paint inspection contingency: 10-day right under MA Lead Law before becoming contractually bound (preserve in OTP, not just P&S)
  • ▢Radon inspection contingency: terminate/credit if results exceed 4 pCi/L (Medford in EPA Zone 1)
  • ▢Asbestos/vermiculite inspection contingency: standalone clause covering attic insulation, pipe wrap, floor tile, transite
  • ▢Underground storage tank (UST) sweep contingency: clean tank sweep OR seller-paid removal + clean MCP site assessment before closing
  • ▢Knob-and-tube/electrical contingency: licensed electrician report + voluntary-market insurance bindability letter before clearing
  • ▢Water service line contingency: confirm material via Medford LSL inventory + lead-in-water test; credit if lead or GRR
  • ▢Financing contingency: written mortgage commitment by day 21 of P&S; conventional or FHA 203(k)/HomeStyle if rolling renovation
  • ▢Appraisal contingency: full deposit refund if appraisal comes in below purchase price (important given mid-6s rates and potential bidding-induced overpricing)
  • ▢Title contingency: good and marketable title with standard quitclaim covenants; clear of all liens, easements, restrictions not previously disclosed
  • ▢Municipal Lien Certificate (MLC) clear at closing - no unpaid water/sewer/CPA/tax/betterments
  • ▢Smoke and CO Certificate of Compliance from Medford Fire (seller obligation under M.G.L. c.148 ss.26F/26F.5) - must be current within 60 days of closing
  • ▢Final water/sewer meter reading from Medford Water Dept (781-393-2513) - seller pays through closing date
  • ▢Permit/Certificate of Occupancy contingency: all permits closed with final inspections; confirm legal 2-family use; right to terminate if open/expired permits found
  • ▢Chapter 110 multi-family Periodic Inspection certificate on file or scheduled
  • ▢Seller representation in P&S that all work requiring permits has been duly permitted and closed out, with post-closing indemnity
  • ▢Attorney review contingency through P&S signing

Open questions(18)

  • Pull the deed at Middlesex South Registry of Deeds (book/page withheld in this public sample) to verify deed type (quitclaim with covenants), tenancy (joint tenants vs tenants by the entirety), legal description, and any reserved easements/restrictions
  • Run Mortgagor index search at Middlesex South for both current owners since the prior (early-2020s) purchase - identify all mortgages, modifications, assignments, and any discharges (need to confirm clean payoff at closing)
  • Run grantor/grantee index for any Declaration of Homestead (M.G.L. c. 188) - must be released at closing if recorded
  • Federal IRS tax-lien index, MA DOR lien index, judgment/attachment search at Middlesex Superior and local district courts for both owners' names
  • Order Municipal Lien Certificate from Medford Treasurer/Collector (781-393-2550, $25, request by Thursday noon for Friday delivery)
  • Pull complete Medford Building/Electrical/Plumbing/Gas/Mechanical permit history via Medford's Citizenserve permitting portal for the property - confirm all finals; scope and finals for the 2000s-era remodel that drove effective year built; permits for any third-floor habitable space
  • M.G.L. c.66 s.10 Public Records Request to the Medford Building Commissioner (781-393-2509) for complete permit history prior to the 2010s, any code complaints, ZBA decisions, and Certificate of Inspection / Ch. 110 multi-family periodic inspection status
  • Look up parcel on Medford LSL inventory at medfordma.org/lead; request free Water Quality Division inspection if material is unknown
  • Pull Medford Fire Department fuel-storage permit history for any documented underground oil tank removals or registrations
  • Confirm exact FEMA flood zone at msc.fema.gov by entering address (expected Zone X but verify)
  • Confirm property is on MWRA sewer (not septic) - Title 5 N/A if confirmed sewered
  • Verify no recorded Conservation Restriction or wetland Order of Conditions affecting parcel via the Medford Conservation Commission
  • Verify property is NOT in a Medford local historic district that would constrain exterior alterations
  • Confirm the middle-school feeder pattern for the assigned elementary school with the district office, if schools matter
  • Pull current FY2026 actual tax bill from Medford Collector to confirm computed approx. $10,500 figure (and check for any betterment, trash fee, or special assessment add-ons)
  • If MA SORB Level 2/3 registrant count within 0.5 mi matters to buyer, run lookup at sorb.chs.state.ma.us for 02155 or visit Medford PD HQ (100 Main St, Licensing 781-219-5608)
  • Verify whether the current owners financed via a VA loan - relevant for prepayment/assumption considerations
  • Pull MLS (number withheld) agent-direct sheet to confirm any condition disclosures, recent updates, rental income / lease status, and seller's reason for sale

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.