120 Ocean View Avenue Barnstable — Photo 1 of 42
$2,000,000
Investment Analysis — 120 Ocean View Avenue
Barnstable, MA 02635 — Cotuit
Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 3-bedroom in 02635 carries an estimated $3,390/mo in gross rent — about a 0.63% cap rate and $12,572/yr in estimated NOI at the $2,000,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
3
SqFt
1,914
Style
Single Family
Built
1842
Set on one of Cotuit’s most coveted addresses, this antique residence offers a once-in-a-generation opportunity to own a piece of village history—just steps to the sandy shoreline of Cotuit Bay. Originally part of the historic Pines Hotel, this circa 1842 home carries with it a legacy of Cape Cod’s early coastal charm, when summers were simpler, and the rhythm of life followed the tides. Set on approximately .32 acres along Ocean View Avenue—widely regarded as the premier address in Cotuit—the property is defined by what cannot be duplicated: location, proximity to water, and a sense of place that has endured for nearly two centuries. There are three bedrooms, three baths and multiple living areas encompassing nearly 2,000 square feet, framed by a serene and perfect yard that will carry you away. Just a short stroll, where Cross Street meets the bay, lies a quiet stretch of sugar sand beach along the calm, protected waters of Cotuit Bay. Please verify all information contained herein.
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 1,914 sq ft principal dwelling). Lot size: 13,939 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.
Immersive Experience
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Gas Water Heater • Water Heater
Neighborhood
Shopping • Golf • House of Worship • Marina
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl First14 x 17
Flooring - Wood, French Doors
Dining Room
Lvl First13 x 10
Flooring - Wood
Kitchen
Lvl First7 x 12
Flooring - Wood
Family Room
Lvl First13 x 16
Flooring - Wood
Master Bedroom
Lvl Second14 x 15
Closet, Flooring - Wood
Bedroom 2
Lvl Second9 x 16
Bedroom 3
Lvl Second13 x 12
Closet, Flooring - Wood
Listing Agent: Jack Cotton
Listing Office: Sotheby's International Realty
MLS® Number: 73521693
