87 Hinckley Circle Barnstable — Photo 1 of 32
$849,900
Investment Analysis — 87 Hinckley Circle
Barnstable, MA 02655 — Osterville
Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 2-bedroom in 02655 carries an estimated $2,580/mo in gross rent — about a 2.05% cap rate and $17,454/yr in estimated NOI at the $849,900 list price. Adjust every assumption in the calculator below.
Beds
2
Baths
2
SqFt
1,533
Style
Single Family
Built
1963
Attractive and Custom Straight Ranch 42x24 +14x12 +21x17! 1- level living features Fireplaced Living room with bay window / 3rd Bedroom or Study/Office/Den with picture window and closet / Custom Kitchen with contemporary cabinets, peninsula, eat-in area, vinyl flooring and 1/2 wall with oak trim overlooking an incredible 1st Floor Family room with entry to 22x14 deck / Family room features Open beamed cathedral ceiling, skylights / custom windows / raised hearth Fireplace, sliders to an oversized deck / Main Bedroom suite with walk-in closet, laundry and private bathroom / 2nd Bedroom with wall to wall carpeting and coat closet / Hallway with pull-down stairs to attic and access to Full bathroom / Full basement under addition / Partially crawl under main house / Generator fired by natural gas / Title V completed / Fenced yard / This home is unique with an Open Floor plan! Close to stores and conveniences,
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: 767 sq ft (the lesser of 900 sq ft or half the 1,533 sq ft principal dwelling). Lot size: 10,000 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.
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Gas Water Heater • Water Heater • Range • Dishwasher • Microwave • Refrigerator • Range Hood • Other • Plumbed For Ice Maker
Neighborhood
Shopping • Conservation Area • Highway Access • House of Worship • Public School • Other
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl Main,First16 x 12
Flooring - Wall to Wall Carpet, Window(s) - Bay/Bow/Box, Chair Rail
Kitchen
Lvl Main,First10.7 x 20.8
Closet/Cabinets - Custom Built, Flooring - Laminate, Dining Area, Cabinets - Upgraded, Country Kitchen, Exterior Access, Open Floorplan, Recessed Lighting, Remodeled, Gas Stove, Peninsula
Family Room
Lvl Main,First16.1 x 20.5
Skylight, Cathedral Ceiling(s), Beamed Ceilings, Flooring - Wall to Wall Carpet, Exterior Access, Open Floorplan
Primary Bedroom
Lvl Main,First12 x 13.5
Bathroom - 3/4, Walk-In Closet(s), Flooring - Wall to Wall Carpet
Bedroom 2
Lvl First10.2 x 11.1
Bedroom 3
Lvl First12 x 9
Closet, Flooring - Wall to Wall Carpet, Window(s) - Bay/Bow/Box
Bathroom 1
Lvl Main,First7.5 x 6.3
Bathroom - Full, Closet, Flooring - Stone/Ceramic Tile, Pedestal Sink
Bathroom 2
Lvl First7 x 7.1
Bathroom - 3/4, Bathroom - With Shower Stall, Pedestal Sink
Listing Agent: George Raymond
Listing Office: Raymond & Son REALTORS®
MLS® Number: 73581180
