Investment Analysis — 57 Purgatory Rd

Sutton, MA 01590

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 4-bedroom in 01590 carries an estimated $2,840/mo in gross rent — about a 3.34% cap rate and $20,015/yr in estimated NOI at the $599,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

2,054

Style

Single Family

Built

1975

Welcome to 57 Purgatory Road, a fully renovated 4-bedroom, 2-bath home set on a private 1.94-acre lot in Sutton. The updated kitchen features granite countertops, stainless steel appliances, and a center island flowing into the living room, plus a formal dining room and a second living area with large picture windows. Both bathrooms have been fully modernized. Recent upgrades include new windows, an upgraded HVAC system, new luxury vinyl plank flooring, new bedroom carpet, a refreshed front porch, a backup generator, a new gas line, and a propane tank. Attached garage and full basement for extra storage. Minutes from Rt. 146.Buyer disclosure: the abutting parcel is an approved 30-lot conservation subdivision (Compass Rock), and site construction has begun. This is a low-impact, open-space residential development, not commercial. Priced to reflect current construction activity - a great opportunity for buyers looking for value in a soon-to-be-established neighborhood.

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 2,054 sq ft principal dwelling). Lot size: 84,792 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.