42 Washington St Sherborn — Photo 1 of 36
$5,495,000
Investment Analysis — 42 Washington St
Sherborn, MA 01770
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 4-bedroom in 01770 carries an estimated $3,870/mo in gross rent — about a -0.36% cap rate and $-19,940/yr in estimated NOI at the $5,495,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
4.5
SqFt
5,266
Style
Single Family
Built
1859
Set on 15.7 acres in the heart of Sherborn, The Grout Farm offers a rare blend of refined country living and thoughtfully developed equestrian amenities. The reimagined main residence features light-filled living spaces, a custom kitchen, updated systems, and warm modern finishes. The estate includes a detached 1-bedroom, 1-bath guest cottage, carriage barn connected to the main barn, and the Apple Barn with gym, storage, and flexible space designed for future equestrian use. Amenities include a large indoor arena, outdoor arena with specialized footing, drainage, and irrigation, 11 stalls, fenced paddocks, run-in sheds, automatic field waterers, and hacking paths throughout the property. Orchard, greenhouse, gardens, and open pasture complete this distinctive offering within one of New England’s most established equestrian communities, with exceptional access to 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 5,266 sq ft principal dwelling). Lot size: 683,892 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
Water Heater • Oven • Dishwasher • Microwave • Range • Refrigerator • Freezer • Washer • Dryer • Water Treatment • Wine Refrigerator
Neighborhood
Shopping • Walk/Jog Trails • Stable(s) • Conservation Area • House of Worship • Public School
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl Main,First13.75 x 17.083333333
Closet, Flooring - Hardwood, Exterior Access, Open Floorplan, Recessed Lighting
Dining Room
Lvl Main,First16.083333333 x 13.833333333
Flooring - Hardwood, Window(s) - Bay/Bow/Box, Open Floorplan, Recessed Lighting, Lighting - Pendant
Kitchen
Lvl Main,First19 x 21.5
Closet/Cabinets - Custom Built, Flooring - Hardwood, Kitchen Island, Recessed Lighting, Stainless Steel Appliances, Wine Chiller, Lighting - Pendant
Family Room
Lvl Main,First19 x 21.5
Wood / Coal / Pellet Stove, Flooring - Hardwood, Exterior Access, Recessed Lighting, Crown Molding
Master Bedroom
Lvl Second23.083333333 x 23.25
Beamed Ceilings, Vaulted Ceiling(s), Walk-In Closet(s), Closet, Balcony / Deck, Recessed Lighting, Decorative Molding
Bedroom 2
Lvl Second8.833333333 x 15.166666666
Bedroom 3
Lvl Second16.083333333 x 15.583333333
Bathroom - Full, Walk-In Closet(s), Flooring - Hardwood
Bedroom 4
Lvl Second14.25 x 11.583333333
Bathroom - Full, Walk-In Closet(s), Flooring - Hardwood
Bathroom 1
Lvl Second7.5 x 16.666666666
Bathroom - Full, Bathroom - Double Vanity/Sink, Bathroom - With Shower Stall, Recessed Lighting, Soaking Tub
Bathroom 2
Lvl Second6.916666666 x 10.25
Bathroom - Full, Bathroom - Tiled With Shower Stall, Bathroom - With Tub
Bathroom 3
Lvl Second9 x 13.166666666
Bathroom - Full, Bathroom - Tiled With Shower Stall, Closet - Linen, Soaking Tub
Listing Agent: J. Stanley Edwards
Listing Office: LandVest, Inc., Concord
MLS® Number: 73526293
