69 W Main St West Brookfield — Photo 1 of 32
$349,000
Investment Analysis — 69 W Main St
West Brookfield, MA 01585
Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 4-bedroom in 01585 carries an estimated $2,280/mo in gross rent — about a 5.04% cap rate and $17,591/yr in estimated NOI at the $349,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
2
SqFt
1,750
Style
Single Family
Built
1880
Charming 1880 antique Colonial-style home that is filled with character and endless possibilities. This spacious home offers 4 bedrooms, 2 full baths, a first-floor living room, a family room, a dining room, and a kitchen. It also features a lovely front porch and an additional enclosed porch area. The main level has hardwood and vinyl floors, while the bedrooms are carpeted. Situated on .24 acres, the property is within walking distance to the center of town and the town common. West Brookfield offers great local amenities, including summer concerts, a Farmers Market, the Annual Asparagus Festival and the September Flea Market on the common. Additionally, residents can enjoy access to the town beach on Lake Wickaboag.
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: 875 sq ft (the lesser of 900 sq ft or half the 1,750 sq ft principal dwelling). Lot size: 10,454 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 MLS and other third-party data may be inaccurate or out of date.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.
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Tankless Water Heater • Range • Refrigerator • Washer/Dryer
Neighborhood
Shopping • Park • Walk/Jog Trails • Highway Access • House of Worship
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl Main,FirstBeamed Ceilings, Flooring - Hardwood, Window(s) - Bay/Bow/Box, Exterior Access
Dining Room
Lvl Main,FirstCeiling Fan(s), Flooring - Hardwood
Kitchen
Lvl Main,FirstFlooring - Vinyl, Dining Area, Countertops - Upgraded, Cabinets - Upgraded, Exterior Access
Family Room
Lvl Main,FirstBeamed Ceilings, Flooring - Hardwood, Exterior Access
Master Bedroom
Lvl SecondCeiling Fan(s), Closet, Flooring - Wall to Wall Carpet
Bedroom 2
Lvl SecondBedroom 3
Lvl SecondCloset, Flooring - Wall to Wall Carpet
Bedroom 4
Lvl SecondCloset/Cabinets - Custom Built, Flooring - Wall to Wall Carpet
Bathroom 1
Lvl Main,FirstBathroom - Full, Bathroom - With Shower Stall, Closet - Linen, Flooring - Vinyl
Bathroom 2
Lvl SecondBathroom - Full, Bathroom - With Tub & Shower, Flooring - Laminate
Listing Agent: Dorrinda O'Keefe Shea
Listing Office: Century 21 North East
MLS® Number: 73572256