7 Sullivan's Court West Newbury — Photo 1 of 42
$1,325,000
Investment Analysis — 7 Sullivan's Court
West Newbury, MA 01985
Based on HUD Small Area Fair Market Rent for Lawrence, MA-NH HUD Metro FMR Area, a 5-bedroom in 01985 carries an estimated $4,060/mo in gross rent — about a 1.89% cap rate and $25,039/yr in estimated NOI at the $1,325,000 list price. Adjust every assumption in the calculator below.
Beds
5
Baths
3.5
SqFt
2,866
Style
Single Family
Built
2016
Classic craftsmanship, exceptional quality and effortless single-level living in a wonderful town! From the dramatic foyer with barrel-vaulted ceiling to the spectacular great room with soaring 18' ceilings, gas fireplace and French doors, this custom-built home makes an unforgettable first impression. The elegant eat-in kitchen features custom cherry cabinetry and granite countertops, while the dining room showcases beautiful wainscoting. Hardwood floors, crown molding, oversized windows and 10' ceilings reflect the thoughtful design and quality throughout. The luxurious primary suite offers a tray ceiling, generous closet space and spa-like bath, complemented by 3 additional bedrooms and a guest bath. A spectacular deck and oversized 2-car garage complete the main level. Built by the master builder who called it home, this residence offers exceptional craftsmanship and timeless quality. A rare and valuable feature is the separate 3 room lower-level guest suite with private entrance, patio, attached 2 car garage and additional storage, ideal for rental income, extended family or guests. Need more space? The walk-up attic is ready to be finished, offering additional living space and beautiful river views. A truly special home combining classic custom construction, impressive scale and exceptional versatility.
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 2,866 sq ft principal dwelling). Lot size: 26,653 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
Water Heater • Range • Dishwasher • Microwave • Refrigerator • Washer • Dryer
Neighborhood
Shopping • Walk/Jog Trails • Stable(s) • Conservation Area • Highway Access • House of Worship
Geography
Floorplan Breakdown
Structural Layout
Dining Room
Lvl Main,First11.75 x 12.75
Flooring - Hardwood, Window(s) - Bay/Bow/Box, Open Floorplan, Wainscoting, Lighting - Pendant, Crown Molding
Kitchen
Lvl Main,First11.333333333 x 11.666666666
Flooring - Hardwood, Dining Area, Pantry, Countertops - Stone/Granite/Solid, Breakfast Bar / Nook, Open Floorplan, Recessed Lighting, Stainless Steel Appliances, Gas Stove, Lighting - Pendant, Lighting - Overhead
Family Room
Lvl Main,First16 x 18.333333333
Cathedral Ceiling(s), Ceiling Fan(s), Flooring - Hardwood, French Doors, Deck - Exterior, Exterior Access, Open Floorplan
Primary Bedroom
Lvl Main,First13.416666666 x 16.416666666
Bathroom - Full, Walk-In Closet(s), Flooring - Hardwood, Double Vanity, Tray Ceiling(s)
Bedroom 2
Lvl Main,First10.5 x 14.083333333
Bedroom 3
Lvl Main,First10.583333333 x 10.666666666
Closet, Flooring - Hardwood
Bedroom 4
Lvl Main,First12.583333333 x 11.416666666
Closet, Flooring - Hardwood
Bedroom 5
Lvl BasementListing Agent: Joyce Sullivan
Listing Office: Serhant
MLS® Number: 73568101