6-12 Snow Way Orleans — Photo 1 of 42
$3,395,000
Investment Analysis — 6-12 Snow Way
Orleans, MA 02653
Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 4-bedroom in 02653 carries an estimated $3,010/mo in gross rent — about a 0.15% cap rate and $4,928/yr in estimated NOI at the $3,395,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
3
SqFt
3,250
Style
Single Family
Built
1988
Nestled on a spectacular 1.63-acre waterfront lot overlooking the serene waters of Rachel Cove, this exceptional property offers a rare combination of privacy, natural beauty, & extraordinary expansion potential. The beautifully sunlit custom home is situated in one of Orleans' most sought-after areas & is complemented by previously approved plans for a pool & guest house, which have since expired but may be resubmitted subject to current approvals & building requirements. Adding to its remarkable appeal, the sale includes an adjoining 1.78-acre waterfront parcel featuring approximately 335 ft of water frontage, creating a breathtaking estate setting with endless possibilities. Expand the existing residence to add additional bedrooms & living space, create a luxurious outdoor entertainment oasis w/ an expansive pool & patio area, & construct a substantial guest house to accommodate family & friends. Kayak directly from your property through Rachel's Cove to Nauset Harbor & the Outer Beach, dig a bucket of clams or simply relax & enjoy your own waterfront paradise. The property's natural landscape presents an exciting opportunity to collaborate with Conservation on the removal of invasive species, potentially opening up even more magnificent views across Rachel's Cove. With nearly 3.4 acres of combined waterfront land, this is a rare and truly unique opportunity.
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 3,250 sq ft principal dwelling). Lot size: 148,539 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.
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Property History
$3,395,000
Sep 3, 2026
MLS® 73571797
$3,860,000
Dec 31, 2025
MLS® 73331530
$3,860,000
Feb 3, 2025
MLS® 73331530
Listing Agent: Alberti Team
Listing Office: Gibson Sotheby's International Realty
MLS® Number: 73571797
