Investment Analysis — 7 West St

Melrose, MA 02176 — Horace Mann

Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 3-bedroom in 02176 carries an estimated $3,380/mo in gross rent — about a 3.74% cap rate and $24,978/yr in estimated NOI at the $668,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,277

Style

Single Family

Built

1960

Welcome to 7 West St — a beautifully updated home that combines modern upgrades, outdoor space, and a prime Melrose location. Set on an expansive 0.32-acre lot, this property offers a level of privacy and yard space that’s hard to find, giving you room to relax, garden, entertain, or simply enjoy the outdoors.Inside, the home has been thoughtfully refreshed with new flooring, updated paint, and a renovated kitchen that feels bright and functional for everyday living. Major system upgrades add real value and peace of mind, including a brand-new mini-split heating and cooling system for efficient year-round comfort and a fully redone plumbing system throughout the house.The large yard provides endless possibilities — from outdoor gatherings to play space or creating your own backyard oasis. Conveniently located near local parks, shops, commuter routes, and Melrose’s well-regarded public schools, this home sits in a neighborhood known for its strong community feel.

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: 639 sq ft (the lesser of 900 sq ft or half the 1,277 sq ft principal dwelling). Lot size: 13,769 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.