Investment Analysis — 87 Bayberry Lane

Westfield, MA 01085

Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 4-bedroom in 01085 carries an estimated $2,170/mo in gross rent — about a 3.07% cap rate and $14,594/yr in estimated NOI at the $475,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,134

Style

Single Family

Built

1974

Discover an exceptional opportunity at 87 Bayberry Lane, Westfield, MA. This single-family residence, constructed in 1974, offers 1134 square feet of maintained living space, presenting an attractive property in great condition. It comes with a bonus of two building lots at around 1/2 acre each. They are lot 45 and 46 on land description. The living room is distinguished by its elegant hardwood flooring, providing a sophisticated foundation for both relaxation and entertaining. One of the bathrooms features a unique wood ceiling and a convenient walk-in shower, offering a blend of rustic charm and modern functionality. This split-level home also incorporates a built-in garage, providing practical convenience and secure parking. Roof is 1 1/2-year-old, chimney redone 3 years ago, septic has been updated, windows 1 year old, electrical updated 1 year ago and oil tank is 2 years old. We invite you to explore the distinctive appeal of this residence and envision your future within its thoughtfully designed spaces.

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: 567 sq ft (the lesser of 900 sq ft or half the 1,134 sq ft principal dwelling). Lot size: 72,309 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.