Investment Analysis — 59 Lake View Ave

West Brookfield, MA 01585

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 2-bedroom in 01585 carries an estimated $1,670/mo in gross rent — about a 6.62% cap rate and $10,930/yr in estimated NOI at the $165,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

798

Style

Single Family

Built

1930

Here is single-floor living at its best! Located on a quiet street just a short distance from the private lake beach area, 59 Lake View offers comfortable, low-maintenance living at an affordable price. This cozy 2-bedroom, 1-bath home features a large, open kitchen that flows seamlessly into the living area, creating a welcoming space for everyday living and entertaining. The bathroom includes a full tub and plenty of storage, while additional storage is available in the basement area. The heating and electrical systems appear to have been updated by the previous owner, adding to the home's appeal and value. At this price, this is a great opportunity to own a comfortable home in a desirable location. Don't miss it! Please read attachment

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: 399 sq ft (the lesser of 900 sq ft or half the 798 sq ft principal dwelling).

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 MLS and other third-party data may be inaccurate or out of date.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.