Investment Analysis — 135 Hart St

Beverly, MA 01915 — Beverly Farms

Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 3-bedroom in 01915 carries an estimated $3,210/mo in gross rent — about a 4.77% cap rate and $21,413/yr in estimated NOI at the $449,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,265

Style

Single Family

Built

1682

Opportunity knocks in Beverly Farms! Set on a sun-filled lot with mature trees and generous yard space, this 3-bedroom, 1-bath home presents a rare opportunity to renovate and build equity in one of Beverly's most desirable seaside neighborhoods. The first floor features a spacious living room with exposed beam ceilings and a French door leading to the patio, a large eat-in kitchen, a first-floor bedroom and full bath, plus flexible living space that can accommodate a formal dining room, home office, or den. Recent improvements, including a new roof, new siding, and updated appliances, provide a strong foundation for future updates. Upstairs, unique nooks and attic spaces offer exciting possibilities for expansion or reconfiguration. Bring your ideas and unlock the potential of this character-filled property, ideally located just minutes from West Beach, village shops, restaurants, and the commuter rail. No out-buildings included in sale.

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: 633 sq ft (the lesser of 900 sq ft or half the 1,265 sq ft principal dwelling). Lot size: 15,028 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.