Investment Analysis — 103 Wickaboag Valley Rd

West Brookfield, MA 01585 — Wickaboag Valley Rd, West Brookfield

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01585 carries an estimated $2,040/mo in gross rent — about a 3.27% cap rate and $15,013/yr in estimated NOI at the $459,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

1.5

SqFt

1,510

Style

Single Family

Built

1950

Welcome to this beautifully updated three bedroom 1,510 square foot ranch style home, thoughtfully designed for both comfort and style. Located in the quaint town of West Brookfield, this property features an updated kitchen with brand-new appliances, gorgeous quartz countertops, along with an updated full bathroom with double sinks, and a newly added half bath/laundry room, which also feature elegant quartz finishes. Fresh paint, luxury vinyl plank, and hardwood floors add to the charm, blending both original character with stylish updates throughout. You'll also enjoy an extra large attached garage, a partially finished walk-out basement, perfect for a home office, gym or extra living space, a cozy yard with a view of Lake Wickaboag just across the street, and deeded lake rights! Move in ready and worry free, with a brand new roof, new plumbing, new electric and new baseboard heat! Don't miss this fantastic opportunity to own this completely refreshed home with the beauty and recreation of lake living nearby!

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: 755 sq ft (the lesser of 900 sq ft or half the 1,510 sq ft principal dwelling). Lot size: 20,908 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.