Investment Analysis — 71 School St

Northborough, MA 01532

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 2-bedroom in 01532 carries an estimated $3,080/mo in gross rent — about a 3.62% cap rate and $21,345/yr in estimated NOI at the $589,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

1.5

SqFt

1,354

Style

Single Family

Built

1870

Welcome to this lovely, updated two-bedroom, six-room Antique Cape with a charming farmer’s porch, set on a spacious 1.39-acre lot in a neighborhood conveniently located near Juniper Hill Golf Course. Combining classic character with thoughtful modern updates, this inviting home offers warmth, functionality, and plenty of space both inside and out. The first floor features an updated kitchen with custom cherry cabinetry, granite countertops, new stainless-steel appliances, and a center island with seating—an ideal gathering spot for morning coffee and casual meals. The kitchen flows naturally into the dining room and front-to-back living room, while a cozy den provides a quiet retreat. A convenient half bath with laundry completes the first floor. Upstairs, you’ll find two comfortable bedrooms and a beautifully updated full bath featuring a gorgeous tiled shower. Hardwood floors throughout the home add warmth and timeless character. The attached one-car garage offers direct access to the home and is much more than a place to park. It includes a separate work area, ample storage, a large cedar closet, and a convenient second exit to the backyard. Numerous updates include the roof, siding, gutters, windows, bulkhead, circuit breakers, furnace, electric water heater, oil tank, bathrooms, kitchen, and rebuilt chimneys. Outside, enjoy the expansive private yard, charming farmer’s porch, patio, deck, and storage shed—providing plenty of options for relaxing, entertaining, gardening, and enjoying the surrounding space. The home is serviced by public water and sewer. Showings begin at the Open House: Saturday, October 3rd & Sunday, October 4th, 11:30 AM–1:00 PM.

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: 677 sq ft (the lesser of 900 sq ft or half the 1,354 sq ft principal dwelling). Lot size: 60,557 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.