Investment Analysis — 105 Patterson St

Attleboro, MA 02703

Based on HUD Small Area Fair Market Rent for Providence-Fall River, RI-MA HUD Metro FMR Area, a 3-bedroom in 02703 carries an estimated $2,390/mo in gross rent — about a 3.33% cap rate and $16,653/yr in estimated NOI at the $500,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,388

Style

Single Family

Built

1955

A classic well cared for Cape with true one-floor living potential located in a sought-after neighborhood with quick access to I-95, ideal for commuters! The first floor offers 2 bedrooms and a full bath and features hardwood floors, tiled bath with shower stall and an eat-in kitchen with an abundance of cabinetry, quartz counters, and an oversized sink. The 2nd floor features an additional bedroom and tiled bath with shower stall. All the big-ticket items are done, so just move in and add your personal touch. Updates within the last 7 years include the kitchen, bathrooms, siding, roof, gutters, windows, furnace, and water heater. Seller has just installed a brand new double walled oil tank. Relax on the charming 3-season porch, or enjoy the generous yard, where the fruit trees are currently bearing fruit! Great yard for entertaining and recreation. A detached 2-car garage adds valuable storage and parking. Open SATURDAY 10:30-Noon. Do not miss!

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: 694 sq ft (the lesser of 900 sq ft or half the 1,388 sq ft principal dwelling). Lot size: 13,500 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.