Investment Analysis — 23 North St

Upton, MA 01568

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 4-bedroom in 01568 carries an estimated $3,260/mo in gross rent — about a 5.56% cap rate and $22,783/yr in estimated NOI at the $410,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

2,424

Style

Single Family

Built

1955

Land, Location and Upside! Calling all investors, developers and DIYers! 23 North St in Upton is the value-add opportunity you've been waiting for. Priced at $410,000 and sold strictly as-is, this one is ready for your vision and some sweat equity. Set on a rare 5.8 acres, the property gives you options: renovate and restore the existing home, redevelop the site, or build new. The home was used as a multifamily, so you could rework the layout, reconfigure the space, or take it in a completely new direction. The land leaves plenty of room to expand the footprint, add outbuildings or garages, or create a private retreat set well apart from the neighbors, with the kind of privacy and space that's increasingly hard to find. Opportunities with this much land and upside don't come along often. Bring your vision, your contractor and your plans, and see what 23 North St can become. Schedule your showing today! Sold as-is. Buyer to perform own due diligence regarding zoning, permitted use, and development potential.

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 2,424 sq ft principal dwelling). Lot size: 252,648 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.