Active Under Contract

13 Days on market

12 Holmes Ave Kingston — Photo 1 of 42

$500,000

Investment Analysis — 12 Holmes Ave

Kingston, MA 02364

Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 3-bedroom in 02364 carries an estimated $3,080/mo in gross rent — about a 4.67% cap rate and $23,331/yr in estimated NOI at the $500,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

862

Style

Single Family

Built

1912

Rocky Nook’s coastal charm shines in this inviting year-round cottage, ideally set on a quiet dead-end street just steps from the bay. The screened front porch is the heart of the home—an especially peaceful place to enjoy ocean breezes, water views, morning coffee, and summer evenings. Inside, the open floor plan offers easy, comfortable living, with a warm wood stove in the living room and a thoughtfully updated kitchen featuring soapstone counters and a vintage-style sink cabinet. The renovated bath includes a tiled shower. A first-floor bedroom adds flexibility, while two additional bedrooms are located upstairs. The home has been lifted to provide a full basement with washer/dryer hookups, an oversized access door, and excellent storage for beach gear and more. Town sewer, a new electrical panel and wiring, plus a rear porch/mudroom area add everyday convenience. Gray’s Beach is just minutes away, with a sandy beach, playground, tennis, and basketball. A special Rocky Nook retreat where relaxed seaside living begins right at your front porch.

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: 431 sq ft (the lesser of 900 sq ft or half the 862 sq ft principal dwelling). Lot size: 2,700 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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