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5 Days on market

18 Brayton Southwick — Photo 1 of 42

$975,000

Investment Analysis — 18 Brayton

Southwick, MA 01077

Based on HUD Small Area Fair Market Rent for Springfield, MA MSA, a 2-bedroom in 01077 carries an estimated $1,810/mo in gross rent — about a 0.72% cap rate and $6,986/yr in estimated NOI at the $975,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,363

Style

Single Family

Built

1920

Once in a lifetime opportunity to own the BEST LOT ON THE LAKE! 425 feet of FLAT water frontage and .82 acres of prime waterfront with two docks and tons of frontage to add more. This cozy home has a 2 car garage, large great room with cathedral ceilings, brick fireplace with pellet insert that opens to dining area lakeside. Dramatic loft opens to below and serves as a large 2nd bedroom/office with huge closet that could be a future 1/2 bath. Spacious primary bedroom is open to a bonus porch area which could be a future en suite bath and walk-in closet. The screened in side porch is the best part to enjoy lake views. Newer stone retaining wall spans entire 425 feet with two entrances into the lake. Don't forget two ENORMOUS storage sheds with electricity which could serve as a future bunk house, studio, office, game room, bar, or hide away. Seller has plans in place for improvements/addition upon request. Town water and sewer give you lots of room to expand. They aren't making any more waterfront and this one is SPECTACULAR. Be on vacation everyday of your life with boating, jet skiing, fishing, star gazing and living the best lake life ever. last 4 photos are AI for new plans. Camera's active on site.

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: 682 sq ft (the lesser of 900 sq ft or half the 1,363 sq ft principal dwelling). Lot size: 35,719 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.