Investment Analysis — 10 Pilgrim Way

Builders, investors, flippers — an assemblage opportunity: a project house, a buildable second lot, and exclusive rights to acquire an adjoining buildable lot. 10 Pilgrim Way is two deeded parcels totaling ±45,591 sq ft, including a ±12,529 sq ft buildable rear parcel. The multiplier: the abutting owner will sell his adjoining ±15,000 sq ft buildable rear lot — by separate transaction — exclusively to the buyer of 10 Pilgrim Way. Expand the development footprint or land-bank the entire rear block; inquire for terms. Buyers to conduct their own due diligence on all development potential. The exits write themselves: renovate and sell the 1900 home while building the rear lot, pursue the full assemblage, or sell off land to repay the rehab budget. The house is a workable canvas: a major permitted renovation approximately 15 years ago brought the core into the modern era — custom kitchen cabinetry, both baths gutted with new plumbing, updated wiring and electrical panel, newer Harvey windows through much of the home, forced hot air with central air, added insulation, refinished original hardwood. Water heater new 8/2026; permit cards available. What remains is cosmetic — paint, floors, finishes. The land runs private and deep into a pine grove. Two-car garage, town water. And the resale story writes the check: this is one of East Walpole's most sought-after pockets — old-school street, no streetlights, Bird Park, Constitution Park, and the community playhouse nearby, Post Road elementary minutes away, the new junior high opened 2025, Boston about 20 miles. Real land, real documentation, clear exits — run your numbers and come walk it.