Investment Analysis — 120 Cutler Road

Warren, MA 01083

Based on HUD Small Area Fair Market Rent for Western Worcester County, MA HUD Metro FMR Area, a 3-bedroom in 01083 carries an estimated $2,350/mo in gross rent — about a 4.01% cap rate and $17,056/yr in estimated NOI at the $425,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

2,077

Style

Single Family

Built

1988

Settle into the kind of home that feels special the moment you arrive. Set on over four generous acres in a peaceful, tree-lined setting, this lovingly built and cared-for home has been cherished by the same owners since 1988. Surrounded by trees and nature, it’s easy to slow down, breathe deeply, and fall in love with the peaceful setting. Inside, beautiful hardwood floors—just 10 years old—bring warmth and character to the living spaces. A pellet stove provides efficient heat and a cozy gathering spot on chilly days. The finished walkout basement offers flexible space for relaxing, hobbies, or hosting, with easy access to the outdoors. Thoughtful updates include a five year old septic system, a roof that’s only ten years old, and windows that are seven years old. Nearby orchards and local breweries add to the area’s small-town charm, offering lovely spots to explore and enjoy throughout the seasons. With over four acres to call your own, a welcoming home, and a setting that invites you to unwind, this is a wonderful place to put down roots.

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 2,077 sq ft principal dwelling). Lot size: 183,823 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.