Investment Analysis — 27 Hancock St

Westfield, MA 01085

Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 3-bedroom in 01085 carries an estimated $2,010/mo in gross rent — about a 4.93% cap rate and $14,288/yr in estimated NOI at the $290,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,050

Style

Single Family

Built

1954

Welcome to this inviting 3-bedroom, 2-bath home in Westfield, offering comfortable living spaces and plenty of room to make it your own. Set on a generously sized lot, the property features off-street parking and a spacious garage with ample room for vehicles, storage, hobbies, or a workshop. A sizable basement adds even more versatility, offering excellent storage or the potential for additional finished living space. With a practical layout and plenty of flexibility throughout, this home presents a great opportunity for homeowners, investors, or anyone looking for a property with room to grow. Enjoy the established neighborhood and all that Westfield has to offer, from its welcoming community and local amenities to nearby parks, recreation, and downtown attractions. This is a First Look property whereas, property is only open to owner occupants for first 30 days; all owner occupant offers to be reviewed after being on market for 7 days & owner occupant disclosure must be signed with contract.

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: 525 sq ft (the lesser of 900 sq ft or half the 1,050 sq ft principal dwelling). Lot size: 7,140 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.