16 Water St Southbridge — Photo 1 of 21
$259,900
Investment Analysis — 16 Water St
Southbridge, MA 01550
Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01550 carries an estimated $2,140/mo in gross rent — about a 6.00% cap rate and $15,595/yr in estimated NOI at the $259,900 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
1.5
SqFt
1,242
Style
Single Family
Built
1900
Unlock the potential of this charming modified Cape in Southbridge! Ideal for homeowners looking to build equity or investors seeking their next project, this property features a functional layout, with a partially finished second-floor bathroom for added value and a detached garage! Ready for cosmetic updates, the home offers an excellent opportunity to renovate and make it your own. Conveniently located near shopping, restaurants, parks, schools, and major commuter routes. Don't miss your chance at this one! Property sold as-is where is.
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: 621 sq ft (the lesser of 900 sq ft or half the 1,242 sq ft principal dwelling). Lot size: 4,792 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 MLS and other third-party data may be inaccurate or out of date.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
Property History
$259,900
Aug 3, 2026
MLS® 73559467
$265,000
Jul 29, 2026
MLS® 73550589
$265,000
Jul 15, 2026
MLS® 73550589
Listing Agent: Michael Johnson
Listing Office: Lock and Key Realty Inc.
MLS® Number: 73559467
