Investment Analysis — 82 George Allen Rd

West Brookfield, MA 01585

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01585 carries an estimated $2,040/mo in gross rent — about a 3.47% cap rate and $14,558/yr in estimated NOI at the $419,900 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

2.5

SqFt

1,120

Style

Single Family

Built

1994

Discover the charm of 82 George Allen Rd! This single family Ranch is situated on a generous 2.1 acre lot, offering both comfort and expansive outdoor views. Enter the home through a welcoming covered porch perfect for enjoying your morning coffee. The heart of this home is in the open floor plan with kitchen, seamlessly flowing into the living room and dining space. The kitchen features a convenient peninsula, a wine cooler, tall pantry cabinets and high ceilings with two-car garage access. Adjoining the kitchen, the living room provides a dramatic cathedral ceilings, a welcoming fireplace, front closet and flexible open floor plan. The main floor bathroom offers a walk-in shower. This property includes three comfortable bedrooms including a master complete with second bath, Further enhancing its appeal is finished walk out basement which nearly doubles the square footage. The basement boasts large open family and rec space with pellet stove, two additional rooms (one with closet) a convenient half bath and storage complete with laundry and utilities.Offer deadline: Highest and best due 4PM Monday October 5th.

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: 560 sq ft (the lesser of 900 sq ft or half the 1,120 sq ft principal dwelling). Lot size: 91,476 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.