53 Kinsley Ln Mendon — Photo 1 of 42
$585,000
Investment Analysis — 53 Kinsley Ln
Mendon, MA 01756
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 3-bedroom in 01756 carries an estimated $3,670/mo in gross rent — about a 5.07% cap rate and $29,655/yr in estimated NOI at the $585,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
1
SqFt
704
Style
Single Family
Built
1930
Rare opportunity to own a highly desirable waterfront Cottage on Nipmuc Lake! This seasonal home/property will take your breath away upon entering the home is a wraparound covered porch leading into the main level 3 bedrooms 1 bathroom with an open concept kitchen/dining/living area all with high cathedral ceilings and upper windows letting in lots of natural light through the entire home. The kitchen/dining/living has updated flooring, granite kitchen countertops, a wood burning fireplace and multiple doors leading out the large wraparound covered porch overlooking amazing views of the lake! The exterior boasts professional landscaped and beautifully maintained yard making a great space for entertaining with rock planting beds, irrigated lawn, custom stone steps and retaining walls and an additional storage shed with electricity. If that’s not enough, how about your own private sandy backyard beach area for entertaining with direct access to the water for all your water activities on this fully recreational lake (fishing, boating, jet skis, kayaks, etc.) Also, your own private dock! This your chance to live like you’re on vacation when your lake life living!
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: 352 sq ft (the lesser of 900 sq ft or half the 704 sq ft principal dwelling). Lot size: 8,400 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 • Water Heater • Range • Refrigerator
Geography
Floorplan Breakdown
Structural Layout
Kitchen
Lvl FirstCathedral Ceiling(s), Flooring - Laminate, Dining Area, Countertops - Stone/Granite/Solid, Exterior Access, Lighting - Pendant
Family Room
Lvl FirstCathedral Ceiling(s), Ceiling Fan(s), Flooring - Wood, Exterior Access, Open Floorplan, Slider
Master Bedroom
Lvl FirstCathedral Ceiling(s), Closet, Flooring - Laminate, Lighting - Overhead
Bedroom 2
Lvl FirstBedroom 3
Lvl FirstCathedral Ceiling(s), Flooring - Laminate, Lighting - Overhead
Bathroom 1
Lvl FirstBathroom - Full, Bathroom - With Shower Stall
Listing Agent: Gregory Buckingham
Listing Office: Premeer Real Estate Inc.
MLS® Number: 73564381
