Investment Analysis — 10 River Rd

Pepperell, MA 01463

Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 3-bedroom in 01463 carries an estimated $3,080/mo in gross rent — about a 4.45% cap rate and $25,805/yr in estimated NOI at the $579,900 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

2.5

SqFt

1,438

Style

Single Family

Built

2026

BRAND NEW 3-BR, 2.5-BA SINGLE FAMILY HOME ON EASY-CARE PRIVATELY OWNED LOT—WALK TO SCHOOLS & TOWN FIELD! Perfect for busy families or those looking to downsize, without the hassle that can accompany condo associations or management companies! This new construction 2-story single family home on town water/sewer delivers maximum convenience, low-maintenance living & an incredible walkable location to schools, sports fields, shopping & eating. Property Highlights: 3 spacious bedrooms up, 2 full baths, including master, plus a convenient 1st floor half-bath for guests; Dedicated 2nd floor stack laundry closet; Glass slider opens to a backyard patio, ideal for outdoor relaxing; Multi-zone mini-splits provide whisper-quiet, high-efficiency heating and cooling; Granite countertops; Kitchen cooktop island; Convenient pull in 1 car garage; & Small lot footprint provides privacy & outdoor space without hours of heavy mowing & yard work. Spacious attic with pull down for dry storage needs. Backed by a builder's warranty, you can say goodbye to delayed maintenance, old roofs, & surprise repair costs. Generous Appliance allowance & still time to make some interior finish/color choices per builder's spec. sheet.

ADU Potential

Massachusetts allows one accessory dwelling unit by right in single-family zoning districts statewide (M.G.L. c. 40A §3; 760 CMR 71.00, effective Feb 2025). Estimated maximum ADU size for this property: 719 sq ft (the lesser of 900 sq ft or half the 1,438 sq ft principal dwelling). Lot size: 3,825 sq ft.

Based on listing data, which indicates the property type — not the zoning district. Local dimensional, septic (Title 5), and historic-district requirements still apply. Not legal advice — verify with the municipality.

Estimates — not financial advice

These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.

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