Investment Analysis — 22 Mary Dr

West Boylston, MA 01583

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01583 carries an estimated $2,380/mo in gross rent — about a 2.16% cap rate and $13,851/yr in estimated NOI at the $639,900 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

2.5

SqFt

1,798

Style

Single Family

Built

1978

Beautiful contemporary split-level home nestled in an established cul-de-sac neighborhood! The updated kitchen features custom cabinetry, granite countertops, young stainless-steel appliances (Propane gas cooktop with hood vent), center island, and opens seamlessly to the fireplaced living and dining rooms with slider to a composite deck—perfect for entertaining. Offering 3 spacious bedrooms, including a primary suite with slider leading out to second composite deck and has a 3/4 bath with tiled shower. The finished walkout lower level boasts a second fireplace, laminate flooring, built-in bar, half bath, and laundry room with sliders leading to an incredible backyard retreat featuring a patio, fenced yard, saltwater in-ground pool, and storage shed surrounded by mature flowering trees. Additional updates include replacement vinyl windows, hardwood floors, updated baths, and a newer pool liner. Conveniently located close to commuting routes, shopping, restaurants, and local amenities. One of the bedrooms is virtually staged and the family room in basement is virtually staged over existing furniture etc. OPEN HOUSE SATURDAY 8/8 from 11:00-1:00 and SUNDAY 8/9 from 12:00-2:00. Showings at open houses only.

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: 899 sq ft (the lesser of 900 sq ft or half the 1,798 sq ft principal dwelling). Lot size: 43,050 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.