Investment Analysis — 89 F R Lillie

Falmouth, MA 02543

Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 3-bedroom in 02543 carries an estimated $2,810/mo in gross rent — about a 2.68% cap rate and $21,165/yr in estimated NOI at the $789,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,226

Style

Single Family

Built

1950

Located on 0.46 acres of private woodland in Woods Hole, this home offers a welcoming retreat with warmth, character and charm. This inviting 3 bedroom, 2 full bath Cape features 1,226sqft of living space, with mini-splits throughout for heating and air-conditioning. It includes a pine-paneled living room with wood-burning fireplace -perfect for cozy evenings. An adjacent dining area flows to a large, screened porch, where peaceful nature views create an inviting outdoor setting for meals and gatherings. A thoughtfully designed addition with private entrance adds wonderful versatility to the home with a laundry, bedroom, full bath and a quiet, fully-windowed office surrounded by woods and rhododendrons. A large attic and unfinished basement provide ample storage space. Recent improvements include insulated walls & ceilings, new kitchen appliances, new hot water heater and a top-grade septic system. One block from the Shining Sea Bikeway, a private deeded beach and a path to the WHOI Quissett campus. Near Nobska & Surf Drive Beach and Woods Hole village with its famous institutions, delightful restaurants and shopping opportunities, this charming property is one not to miss.

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: 613 sq ft (the lesser of 900 sq ft or half the 1,226 sq ft principal dwelling). Lot size: 20,037 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.