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221 Pierce Rd West Brookfield — Photo 1 of 41

$469,900

Investment Analysis — 221 Pierce Rd

West Brookfield, MA 01585

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01585 carries an estimated $2,040/mo in gross rent — about a 3.05% cap rate and $14,354/yr in estimated NOI at the $469,900 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

2,080

Style

Single Family

Built

1986

Set on a beautiful country road in West Brookfield, this spacious gambrel-style home sits on over 3.5 acres with a scenic pond, offering a beautiful country setting and plenty of room to enjoy the outdoors. The home has recently been sided and features a new deck, providing a great spot to relax and take in the surrounding scenery. Inside, the first floor offers a spacious, fully applianced kitchen with stainless steel appliances, plenty of cabinet space and a convenient pantry. The formal dining room is perfect for family meals and entertaining, while the front-to-back living room is truly a standout space, featuring beautiful beams and a stone fireplace that serves as the focal point of the room. The combination of the stone fireplace and exposed beams gives this room a warm, inviting character. The second floor offers three bedrooms, including a spacious primary suite with its own full bathroom and a huge walk-in closet. New flooring and fresh paint throughout the home give the interior a fresh, updated feel. There is plenty of room for everyone, while the layout offers both comfortable everyday living and space for entertaining. The walk-out basement offers excellent potential for additional finished space and could be used for a family room, home office, gym, playroom or hobby space. A storage shed provides additional room for tools, lawn equipment and outdoor belongings. This property offers the opportunity to enjoy the privacy of a country setting while still being conveniently located in West Brookfield. With its pond, recent exterior improvements, new deck, spacious interior and plenty of potential, 221 Pierce Road is ready for its next owner to make it home.

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 2,080 sq ft principal dwelling). Lot size: 158,123 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.