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173 Days on market

127-131 Eastern Point Blvd Gloucester — Photo 1 of 38

$4,595,000

Investment Analysis — 127-131 Eastern Point Blvd

Gloucester, MA 01930 — Eastern Point

Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 5-bedroom in 01930 carries an estimated $3,390/mo in gross rent — about a -0.03% cap rate and $-1,168/yr in estimated NOI at the $4,595,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

2.5

SqFt

2,757

Style

Single Family

Built

1999

Presenting a rare waterfront Eastern Pt compound spanning 3 contiguous parcels, ideally located between the yacht club and iconic lighthouse. This unique offering includes two single-family homes and a charming bunkhouse. 127 features a two-story, 2-BR home with a flexible first floor: 2 BRs, den, and screened porch which can comfortably host additional sleeping, and the stunning second-floor features an open-concept kitchen, dining, and living area with cathedral ceiling and a 30-foot wraparound deck. 129 is a single level, 3-BR bungalow with an updated kitchen, open living/dining, sunroom, and spacious wraparound deck. Completing the property, 131 has the delightful 11' x 15“ bunkhouse (has electricity, no plumbing), and is outfitted with 4 beds and a waterfront window that opens to an outdoor bar. A one-of-a-kind coastal retreat, with character and versatility - perfect for hosting family and guests. Attached is a feature sheet that provides detailed information about each parcel.

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 2,757 sq ft principal dwelling). Lot size: 9,100 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.