72 Benjamin Nyes Falmouth — Photo 1 of 34
$1,385,000
Investment Analysis — 72 Benjamin Nyes
Falmouth, MA 02540
Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 3-bedroom in 02540 carries an estimated $2,600/mo in gross rent — about a 1.44% cap rate and $19,933/yr in estimated NOI at the $1,385,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
2.5
SqFt
1,296
Style
Single Family
Built
1955
Tucked at the end of a long driveway and barely visible from the road, this beautifully maintained home is set on nearly two acres abutting conservation. Rarely does a North Falmouth Village property offer this much land, privacy, and opportunity. The expansive grounds invite you to wander, gather around the outdoor hearth, rinse off in the outdoor shower after the beach, or simply enjoy having room to roam. The acreage also offers the potential to create a true estate property—expand the existing home or explore retaining it as a guest house while adding a larger main residence. Inside, the home is filled with sunlight, with generous windows offering serene views of nature. Hardwood floors, open living and dining areas, and a cozy wood stove create a warm, inviting atmosphere. Three bedrooms, 2.5 baths, including two ensuite bedrooms, a first-floor guest room, mini-split AC, and an attached garage make this an ideal year-round home or Cape retreat. This North Falmouth property, just moments from Megansett Beach, the Shining Sea Bikeway, and village amenities, combines nearly two acres, extraordinary privacy, and so much possibility—a remarkable find not to be missed.
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: 648 sq ft (the lesser of 900 sq ft or half the 1,296 sq ft principal dwelling). Lot size: 83,156 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
Gas Water Heater • Microwave • Refrigerator • Washer
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl First14.58 x 13
Flooring - Hardwood
Dining Room
Lvl First14.25 x 14.08
Cathedral Ceiling(s), Flooring - Hardwood
Master Bedroom
Lvl First14.25 x 10
Bathroom - Full, Closet, Flooring - Hardwood
Bedroom 2
Lvl First13.92 x 13.08
Bathroom 1
Lvl First6 x 8.92
Bathroom 2
Lvl Second5.08 x 8.92
Bathroom 3
Lvl Second11 x 9
Closet, Flooring - Vinyl
Listing Agent: The Kennyheisler Team
Listing Office: Kinlin Grover Compass
MLS® Number: 73567560
