Investment Analysis — 23 Black Cat Rd

Plymouth, MA 02360

Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 3-bedroom in 02360 carries an estimated $3,080/mo in gross rent — about a 2.66% cap rate and $19,947/yr in estimated NOI at the $749,900 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

2.5

SqFt

1,992

Style

Single Family

Built

2001

Welcome to this Colonial nestled on a private wooded lot in one of Plymouth's desirable neighborhoods. This spacious home offers an open-concept floor plan with hardwood floors throughout the main level, a bright kitchen featuring granite countertops, a center island, and stainless steel appliances, flowing seamlessly into the inviting family room with a gas fireplace. A separate media room provides the perfect space for movie nights, gaming, or entertaining. Upstairs you'll find three generously sized bedrooms, including a spacious primary suite with a private bath. The full unfinished basement offers excellent storage and outstanding potential for future expansion. Additional features include central air, a two-car attached garage, and a private backyard oasis with a saltwater in-ground pool, deck, and mature landscaping. Conveniently located near shopping, dining, golf, Myles Standish State Forest, Plymouth's waterfront, beaches, and historic downtown.

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 1,992 sq ft principal dwelling). Lot size: 35,244 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.