Investment Analysis — 88 Bell St

North Brookfield, MA 01535

Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 2-bedroom in 01535 carries an estimated $1,670/mo in gross rent — about a 3.06% cap rate and $11,158/yr in estimated NOI at the $365,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,008

Style

Single Family

Built

1990

If you're looking for a private place to make your own, 88 Bell St is ready for you. This 2-bedroom, 2-bathroom home offers 1,008 square feet of comfortable living upstairs, plus a bonus 650-square-foot lower level with room to grow and plenty of storage. The main level features an eat-in kitchen with ample cabinet storage, two bedrooms, and a bright, spacious living room with multiple access points to a large wraparound deck, perfect for relaxing or taking in the surrounding nature. Downstairs, you'll find a full bathroom and a partially finished bonus space with its own exterior access, offering exciting potential for an in-law setup, home office, or additional living area (buyer to verify any in-law use with the town). This space is ready for your finishing touches. The attached heated garage adds even more versatility, with a loft ideal for storage or a home office, plus room for a workshop. Recent updates include a new water heater and improvements to the 650-square-foot lower-level space. Enjoy the best of both worlds with this peaceful setting just minutes from the heart of North Brookfield, where shops, restaurants, and everyday conveniences are all within close reach. Schedule your showing today!

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: 504 sq ft (the lesser of 900 sq ft or half the 1,008 sq ft principal dwelling). Lot size: 40,946 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.