190 Granite St Rockport — Photo 1 of 32
$1,250,000
Investment Analysis — 190 Granite St
Rockport, MA 01966
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 4-bedroom in 01966 carries an estimated $3,390/mo in gross rent — about a 1.71% cap rate and $21,413/yr in estimated NOI at the $1,250,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
3
SqFt
4,399
Style
Single Family
Built
1675
The “Old Garrison House” is one of the few surviving examples of early colonial squared-log construction in Massachusetts and is listed on the National Register of Historic Places. A first period home built during King Philip’s War is located on 3.6 acres including a pond and woodlands, the house and vast majority of the land is not visible from the street offering exceptional privacy. During the Salem witch trials of the 1690’s, Elizabeth Proctor resided here after being accused and fled Salem according to local folklore giving it the nickname the witch house.
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 4,399 sq ft principal dwelling). Lot size: 160,301 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 MLS and other third-party data may be inaccurate or out of date.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
Electric Water Heater
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl FirstBeamed Ceilings, Flooring - Wood, Window(s) - Bay/Bow/Box
Dining Room
Lvl FirstFlooring - Wood, French Doors
Kitchen
Lvl FirstSkylight, Flooring - Stone/Ceramic Tile, Flooring - Wood, Dryer Hookup - Electric, Stainless Steel Appliances
Office
Lvl FirstFireplace
Family Room
Lvl FirstVaulted Ceiling(s), Flooring - Wood
Primary Bedroom
Lvl SecondFlooring - Wood
Bedroom 2
Lvl SecondBedroom 3
Lvl SecondFireplace, Flooring - Wood
Bedroom 4
Lvl FirstBathroom - Full, Fireplace, Flooring - Wood, Dressing Room
Bathroom 1
Lvl FirstBathroom - Full
Bathroom 2
Lvl SecondBathroom - Full
Bathroom 3
Lvl SecondBathroom - Full
Listing Agent: Michael Beaton
Listing Office: Churchill Properties
MLS® Number: 73550070
