128 Upton Rd Westborough — Photo 1 of 23
Recent Drop: $300,000
$899,900
Investment Analysis — 128 Upton Rd
Westborough, MA 01581
Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 4-bedroom in 01581 carries an estimated $3,960/mo in gross rent — about a 2.46% cap rate and $22,164/yr in estimated NOI at the $899,900 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
2.5
SqFt
3,638
Style
Single Family
Built
1987
Set back and high atop scenic Upton Road, steps away from Bowman St Conservation Area, Minuteman Park, the Westboro Reservoir, and only 2.5 miles from the shops and restaurants of vibrant Westborough Center, this home offers much. Inside, a tile floored foyer is flanked by a French-doored home office and a formal dining room. Through the dining room is the central kitchen with range-topped island that seats 3-4, built-in desk, and a window bay area perfectly suited for a kitchen table and chairs. On either side of the kitchen are the large formal living room and the oversized, cathedral-ceilinged family room, each with a fireplace. A convenient half bath/laundry completes the first floor spaces. Among the four ample bedrooms and two full baths upstairs is a grand primary with two closets and en suite bath with jacuzzi tub and stall shower. A full finished basement provides flexibility and connects to the two car garage with Tesla charger. Two+ acres of privacy, grassy yard, and woods.
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 3,638 sq ft principal dwelling). Lot size: 95,571 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.
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Financials
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Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Water Heater • Range • Dishwasher • Refrigerator
Neighborhood
Public Transportation • Shopping • Park • Walk/Jog Trails • Golf • Bike Path
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl First12 x 19
Flooring - Hardwood, French Doors, Recessed Lighting, Crown Molding
Dining Room
Lvl First13 x 13
Flooring - Hardwood, Chair Rail, Recessed Lighting, Wainscoting, Lighting - Sconce
Kitchen
Lvl First13 x 18
Closet/Cabinets - Custom Built, Flooring - Hardwood, Window(s) - Bay/Bow/Box, Dining Area, Kitchen Island, Breakfast Bar / Nook, Recessed Lighting
Office
Lvl FirstFlooring - Hardwood, French Doors
Family Room
Lvl First21 x 23
Cathedral Ceiling(s), Ceiling Fan(s), Flooring - Wall to Wall Carpet, Deck - Exterior, Recessed Lighting, Slider
Master Bedroom
Lvl Second13 x 18
Bathroom - Full, Flooring - Wall to Wall Carpet, Crown Molding, Closet - Double
Bedroom 2
Lvl Second12 x 13
Bedroom 3
Lvl Second12 x 13
Closet, Flooring - Wall to Wall Carpet
Bedroom 4
Lvl Second10 x 12
Cathedral Ceiling(s), Closet, Flooring - Wall to Wall Carpet, Window(s) - Picture
Bathroom 1
Lvl SecondBathroom - Full, Bathroom - With Shower Stall, Cathedral Ceiling(s), Flooring - Stone/Ceramic Tile, Jacuzzi / Whirlpool Soaking Tub, Recessed Lighting
Bathroom 2
Lvl SecondBathroom - Full, Bathroom - Tiled With Tub & Shower, Flooring - Stone/Ceramic Tile, Double Vanity
Bathroom 3
Lvl FirstBathroom - Half, Flooring - Stone/Ceramic Tile, Dryer Hookup - Electric, Washer Hookup
Property History
$899,900
Was $949,900
Sep 6, 2026
MLS® 73508070
$949,900
Was $979,900
Jul 3, 2026
MLS® 73508070
$979,900
Was $999,900
Jul 3, 2026
MLS® 73508070
$999,900
Was $1,099,900
Jun 9, 2026
MLS® 73508070
$1,099,900
Was $1,199,900
May 27, 2026
MLS® 73508070
$1,199,900
May 18, 2026
MLS® 73508070
Listing Agent: Richard Wilcox
Listing Office: Distinctly New England
MLS® Number: 73508070