Investment Analysis — 11 Prospect St

Spencer, MA 01562

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01562 carries an estimated $2,040/mo in gross rent — about a 5.55% cap rate and $16,026/yr in estimated NOI at the $289,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,140

Style

Single Family

Built

1880

Welcome to 11 Prospect St, a charming 3-bedroom, 1-bath home offering the perfect blend of comfort, character, and opportunity. Set in a convenient Spencer location, this inviting property provides a wonderful canvas for creating a home that reflects your personal style while offering the space and flexibility today's buyers are looking for. From the moment you arrive, you'll appreciate the welcoming setting and the possibilities this home presents. Inside, the flexible layout offers comfortable spaces for everyday living, entertaining, and relaxing. The versatile den adds an extra layer of functionality and could easily become a stylish home office, private reading room, creative studio, playroom, or peaceful retreat. The three bedrooms provide inviting spaces to unwind at the end of the day, while the home's overall layout allows you to thoughtfully create spaces that feel warm, personal, and distinctly your own. Imagine gathering with family and friends, preparing meals in a kitchen designed around the way you love to live, or settling into a comfortable living space filled with your own style and personality. Outside, the possibilities continue. The generous yard offers the opportunity to create your own private outdoor escape—perhaps a beautiful garden, a space for summer entertaining, a play area, or simply a peaceful place to enjoy your morning coffee and warm New England evenings. 11 Prospect St is more than a house—it is an opportunity to create the home you've been envisioning. With its flexible spaces, inviting setting, and room to bring your own design ideas to life, this property is ready for its next chapter.

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: 570 sq ft (the lesser of 900 sq ft or half the 1,140 sq ft principal dwelling). Lot size: 8,510 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.