68 Lyon Rd West Brookfield — Photo 1 of 40
Recent Drop: $95,000
$430,000
Investment Analysis — 68 Lyon Rd
West Brookfield, MA 01585
Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01585 carries an estimated $2,040/mo in gross rent — about a 3.43% cap rate and $14,739/yr in estimated NOI at the $430,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
2
SqFt
4,856
Style
Single Family
Built
1991
This unique home has so much to offer with a flexible layout, great privacy, and a 3 car garage with a huge room overhead. The main floor offers 3 bedrooms, full bathroom, living/kitchen (with brand new quartz countertop)/dining rooms, and newly sealed hardwood floors. There also are 2 decks--one in the front and one in the back off the dining room. There is a spiral staircase in the living room leading up to a loft, perfect for a home office or workout space! The lower level has another full bathroom, kitchenette, large bedroom and 2 other large bonus rooms. It's an ideal setup for an ADU or teen space. The 3 car garage has heat AND AC (mini splits) and has interior stairs up to the second level, perfect for a workshop or studio. All of these on a quiet country road and privacy all around!
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 4,856 sq ft principal dwelling). Lot size: 78,844 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
Range • Dishwasher • Refrigerator
Neighborhood
Park • Walk/Jog Trails • House of Worship • Public School
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl Second14 x 16
Balcony - Exterior
Dining Room
Lvl Second9 x 11
Kitchen
Lvl Second11 x 19
Countertops - Stone/Granite/Solid
Office
Lvl Second8 x 12
Family Room
Lvl BasementMaster Bedroom
Lvl Second13 x 13
Bedroom 2
Lvl Second8 x 12
Bedroom 3
Lvl Second8 x 12
Bedroom 4
Lvl First12 x 15
Bathroom 1
Lvl First7 x 10
Bathroom - Full
Bathroom 2
Lvl Second8 x 9
Bathroom - Half
Property History
$430,000
Was $495,000
Jul 28, 2026
MLS® 73536077
$495,000
Was $525,000
Jul 1, 2026
MLS® 73536077
$525,000
Jun 15, 2026
MLS® 73536077
Listing Agent: Michelle Terry Team
Listing Office: eXp Realty LLC
MLS® Number: 73536077
