Investment Analysis — 214 Sandwich St

Plymouth, MA 02360

Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 5-bedroom in 02360 carries an estimated $3,390/mo in gross rent — about a -0.06% cap rate and $-2,116/yr in estimated NOI at the $3,290,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

3.5

SqFt

6,900

Style

Single Family

Built

1988

Waterfront Estate — 3 Acres, one mile from downtown Plymouth. This rare waterfront estate offers scale, privacy, and sweeping harbor views. The property features a 5,800 sq ft main home with a four-car garage, a 1,100 sq ft guest/pool house, a tennis court, and a swimming pool.The main residence has been stripped to the studs and reconfigured to maximize water views — offering a strong foundation for renovation or new construction. Recent lot line adjustments provide approximately 2 buildable acres. Additional features include gas heat, town water/sewer, and a fully permitted dock. With over 400 feet of waterfront between Boston and Cape Cod, this is a rare opportunity to create a premier South Shore estate.

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 6,900 sq ft principal dwelling). Lot size: 126,324 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 MLS and other third-party data may be inaccurate or out of date.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.