Investment Analysis — 24 Grove St

Sandwich, MA 02563 — Sandwich (village)

Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 3-bedroom in 02563 carries an estimated $3,200/mo in gross rent — about a 1.41% cap rate and $22,558/yr in estimated NOI at the $1,595,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

2,064

Style

Single Family

Built

1756

Rare opportunity - three separate parcels being sold together - on one of the most beloved scenic roads in the Historic Village of Sandwich is on the market for the first time in over 100 years. The historic farmhouse built approximately 1756 and one of the oldest homes - the three story barn built approximately 1894 for cranberry sorting and an undevelopable waterfront lot on Shawme Pond to protect the stunning views. The house features three bedrooms, two baths, exposed wood beams, claw foot tub, front porch overlooking the pond. The barn has potential to be converted to a single family home or build an additional new house - also with beautiful views. Grove Street is one of the most loved scenic roads in town and offers easy proximity to restaurants, shopping, museums, library, Boardwalk, Canal, beach and seasonal festivities.

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 2,064 sq ft principal dwelling). Lot size: 43,560 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.