Investment Analysis — 12 Thistle Ln

Weymouth, MA 02190 — Union Point

Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 4-bedroom in 02190 carries an estimated $3,460/mo in gross rent — about a 2.40% cap rate and $22,989/yr in estimated NOI at the $959,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

2.5

SqFt

2,593

Style

Single Family

Built

2011

Union Point spacious 4 bedroom home with beautiful wrap-around porch and almost 2600 square feet of indoor living area across two levels. The main level features a light-filled home office, spacious dining room, half bath and an open kitchen and living room area with plenty of windows, a gas fireplace and a slider to the backyard, along with indoor access to a two car garage through a mudroom with two closets. The kitchen has a center island, granite countertops and stainless steel appliances. The upstairs area includes a master bedroom with in-suite bath with double sinks, a shower stall and large soaking tub. Three more large bedrooms, a full bath with tub and laundry room and access to a upper balcony round out the second floor. Full unfinished basement for storage. Two car attached garage along with driveway parking spaces. Neighborhood includes dog park, playground, trails and on-site commuter rail station.

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: 900 sq ft (the lesser of 900 sq ft or half the 2,593 sq ft principal dwelling). Lot size: 4,667 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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