13 Watson Lane Rutland — Photo 1 of 41
$624,900
Investment Analysis — 13 Watson Lane
Rutland, MA 01543 — Watson Estates
Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01543 carries an estimated $2,040/mo in gross rent — about a 1.89% cap rate and $11,793/yr in estimated NOI at the $624,900 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
2.5
SqFt
1,709
Style
Single Family
Built
1992
New England Colonial charm meets timeless Pottery Barn style in this beautifully maintained, move-in ready home. Tucked away on a private cul-de-sac in the heart of Rutland, it’s just a short walk to the town center and steps from your own access to the Central Mass Rail Trail. The remodeled kitchen opens to a Trex deck overlooking a peaceful backyard with beautiful landscaping, a patio, and built-in storage below the deck. Inside, you’ll find spacious bedrooms, closet organizers throughout, two fireplaces, including one in the primary bedroom, and a large walk-in closet with a cozy reading or office nook. The finished walk-out Lower Level with a full bath offers guest or in-law potential. Efficient mini-split heating and cooling, new garage doors, and meticulous care throughout make this home truly turnkey ~ Welcome Home
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: 855 sq ft (the lesser of 900 sq ft or half the 1,709 sq ft principal dwelling). Lot size: 35,284 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
Range • Dishwasher • Microwave
Neighborhood
Sidewalks
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl First18 x 11
Flooring - Wall to Wall Carpet
Dining Room
Lvl First12 x 11
Flooring - Wall to Wall Carpet
Kitchen
Lvl First26 x 11
Flooring - Hardwood, Dining Area, Countertops - Stone/Granite/Solid, Remodeled, Stainless Steel Appliances, Peninsula, Flooring - Engineered Hardwood
Family Room
Lvl Basement21 x 13
Flooring - Engineered Hardwood
Master Bedroom
Lvl Second18 x 17
Ceiling Fan(s), Walk-In Closet(s), Flooring - Wall to Wall Carpet
Bedroom 2
Lvl Second15 x 11
Bedroom 3
Lvl Second11 x 11
Ceiling Fan(s), Closet, Flooring - Engineered Hardwood
Bathroom 1
Lvl First6 x 5
Bathroom - Half, Flooring - Stone/Ceramic Tile, Countertops - Upgraded, Dryer Hookup - Electric, Washer Hookup
Bathroom 2
Lvl Second8 x 7
Bathroom - Full, Bathroom - With Tub & Shower, Double Vanity, Remodeled
Bathroom 3
Lvl Basement10 x 6
Bathroom - 3/4
Listing Agent: Christy E. Gibbs
Listing Office: Gibbs Realty Inc.
MLS® Number: 73551644
