12 Sawmill Rd Barnstable — Photo 1 of 42
$1,299,000
Investment Analysis — 12 Sawmill Rd
Barnstable, MA 02648 — Mystic Lake
Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 3-bedroom in 02648 carries an estimated $3,490/mo in gross rent — about a 1.72% cap rate and $22,290/yr in estimated NOI at the $1,299,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
2.5
SqFt
2,368
Style
Single Family
Built
1985
Fun and Tranquil describe this wonderful home on Lake Mystic. Enjoy all that lake life offers swimming, fishing, boating, fun for everyone! Or enjoy the quiet, the contentment and nature. It is all here in this 3 bed/2.5 Contemporary Cape. The home boasts first floor living on the main level and an open floor plan. Enjoy easy access from primary and living room to full length deck with magnificent views of the lake and beyond. The open-air plan includes a dining area and a modern kitchen. There is also a den perfect for reading a summer book. The second floor is lofted and has potential uses including as a bedroom (home has a 4-bed septic), home office or play room. The lower level has two large bedrooms, and a living area with a fireplace and kitchenette. The living space leads to a private patio and an outdoor shower. Perfect for sneaking out for a late-night dip in the lake. The yard is filled with mature landscapes and has a charming stairway leading to the lake. Relax lakeside or dive right in...it is all right there. The home is rounded out by a three-car garage that has 700 sq.ft. of space above.... perfect for an ADU. Please do not hesitate, make this Cape Cod lake house the place your memories are made. See it 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: 900 sq ft (the lesser of 900 sq ft or half the 2,368 sq ft principal dwelling). Lot size: 47,480 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.
Open Houses
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl FirstCathedral Ceiling(s), Deck - Exterior, Exterior Access, Open Floorplan
Dining Room
Lvl FirstKitchen
Lvl FirstCountertops - Stone/Granite/Solid
Master Bedroom
Lvl FirstBathroom - Full, Closet, Deck - Exterior
Bedroom 2
Lvl BasementBedroom 3
Lvl BasementCloset, Flooring - Wall to Wall Carpet
Bathroom 1
Lvl FirstBathroom 2
Lvl FirstBathroom 3
Lvl BasementListing Agent: Jay Donahue
Listing Office: Donahue Real Estate Co. Inc.
MLS® Number: 73569207