Investment Analysis — 58 Putnam Hill Rd

Sutton, MA 01590

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01590 carries an estimated $2,570/mo in gross rent — about a 3.95% cap rate and $18,548/yr in estimated NOI at the $470,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,200

Style

Single Family

Built

1956

Welcome to this fantastic 3-bedroom ranch in Sutton! Location really is everything! From the moment you arrive you are greeted with a lovely stone wall and generous parking. The view from your front bay window looks out directly to a wonderful recreation area with walking trails. The morning sunrise from the living room is stunning and the best place to enjoy your coffee or tea! This property offers a large, flat yard that has wonderful, mature trees and a peaceful setting. You can enjoy your evenings on the large deck, the gazebo or in the family room overlooking the backyard. Inside you will find a spacious living room with delightful hardwood floors, a beautiful picture window and a dining area. The kitchen is well appointed and allows for easy prep for your baking and cooking needs. There are 3 good sized bedrooms all with hardwood floors and lots of great natural light. The full bath has been nicely updated! The family room is overlooking the deck and is warm and cozy – perfect spot to relax. The oversized 1-car garage offers ample storage or workshop area, along with the detached shed in the backyard. Includes Buderus heating system, water filtration system installed in 2020 for the well water and a new septic system in 2020. The large basement allows plenty of storage and a workout area. Close to Rt. 146, shopping and recreational areas, including Purgatory Chasm! *Note-Road is currently undergoing re-pavement*

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: 600 sq ft (the lesser of 900 sq ft or half the 1,200 sq ft principal dwelling). Lot size: 30,492 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.