82 River Rd Topsfield — Photo 1 of 42
Recent Drop: $350,000
$2,550,000
Investment Analysis — 82 River Rd
Topsfield, MA 01983
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 7-bedroom in 01983 carries an estimated $3,390/mo in gross rent — about a -0.20% cap rate and $-5,113/yr in estimated NOI at the $2,550,000 list price. Adjust every assumption in the calculator below.
Beds
7
Baths
3.5
SqFt
5,280
Style
Single Family
Built
1909
Available for the first time in over 50 years, The Margaret Cummings Estate was once part of the original Coolidge Estate. The property is comprised of 12.53± acres including a proud c. 1909 brick Tudor Revival-style home with classical symmetry and proportions and a handsome detached carriage house. The house was designed by architect Charles Cummings for his sister Margaret and built in a pastoral setting that was further enhanced by landscape architects such as Arthur Schurcliff. The house is beautifully sited well-back from the road and at the crest of the property with long views over the gently sloping lawns, formal gardens, brick terraces, stone walls, fields and woodlands. The impeccably maintained 5,280-square foot residence offers 12 rooms, including 7 bedrooms, 3.5 baths, and 8 fireplaces. The carriage house, formerly used as a barn and garage, is now exclusively used as a garage. It’s hard to believe a special property like this exists just 25 miles from Boston.
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 5,280 sq ft principal dwelling). Lot size: 545,807 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
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl First23.3 x 16.4
Dining Room
Lvl First20.4 x 14.1
Kitchen
Lvl First19.6 x 16.4
Office
Lvl Second17 x 15.4
Family Room
Lvl First16.4 x 14.7
Wood / Coal / Pellet Stove
Master Bedroom
Lvl Second18.6 x 16.4
Bedroom 2
Lvl Second15.9 x 14.1
Bedroom 3
Lvl Second17.2 x 14.1
Fireplace
Bedroom 4
Lvl Second12.5 x 11.9
Bedroom 5
Lvl null14.2 x 13.4
Property History
$2,550,000
Was $2,900,000
Aug 13, 2026
MLS® 73527545
$2,900,000
Jun 1, 2026
MLS® 73527545
Listing Agent: Monahan Barker Team
Listing Office: LandVest, Inc., Ipswich
MLS® Number: 73527545