73 Main St Sutton — Photo 1 of 40
$799,000
Investment Analysis — 73 Main St
Sutton, MA 01590
Based on HUD Small Area Fair Market Rent for Worcester, MA HUD Metro FMR Area, a 3-bedroom in 01590 carries an estimated $2,570/mo in gross rent — about a 2.06% cap rate and $16,443/yr in estimated NOI at the $799,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
2.5
SqFt
2,976
Style
Single Family
Built
1988
Set on 9 private acres bordering the Mumford River, this spacious Cape-style home offers approximately 3,000 sq. ft. of finished living space with 3 bedrooms, 2.5 baths, and a 2-car garage. The second floor includes an additional 900 sq. ft. of unfinished space, providing excellent potential for future living area expansion. Built in 1988, the home features original pocket doors, hardwood accents, generous room sizes, a new wall oven, and a four-season sunroom with new sliders. Recent updates include a roof approximately 4 years old well pump & furnace also replaced 4 years ago. The partially finished basement offers additional storage and flexible space for a gym, workshop, or hobbies. With ample room for gardening, recreation, or animals, this unique property combines privacy, natural beauty, and exceptional potential.
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 2,976 sq ft principal dwelling). Lot size: 399,445 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 • Range • Refrigerator • Washer • Dryer
Neighborhood
Shopping • Tennis Court(s) • Park • Walk/Jog Trails • Stable(s) • Golf
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl Main,First12.833333333 x 18.75
Flooring - Wall to Wall Carpet, Exterior Access, Pocket Door
Dining Room
Lvl Main,First13.25 x 1511
Flooring - Wall to Wall Carpet, Window(s) - Bay/Bow/Box, Chair Rail, Pocket Door
Kitchen
Lvl Main,First12.5 x 9.25
Flooring - Stone/Ceramic Tile, Dining Area, Countertops - Stone/Granite/Solid, Kitchen Island
Office
Lvl Main13.666666666 x 8.833333333
Flooring - Wall to Wall Carpet, Window(s) - Bay/Bow/Box
Family Room
Lvl Main,First13.583333333 x 27.75
Flooring - Hardwood, Exterior Access, Slider
Master Bedroom
Lvl First13.416666666 x 14.083333333
Bathroom - Full, Bathroom - Double Vanity/Sink, Ceiling Fan(s), Closet, Hot Tub / Spa, Exterior Access, Closet - Double
Bedroom 2
Lvl Second13.416666666 x 12.583333333
Bedroom 3
Lvl Second13.416666666 x 16.916666666
Closet, Flooring - Hardwood
Bathroom 1
Lvl FirstBathroom 2
Lvl First4.75 x 5.666666666
Bathroom - Half
Bathroom 3
Lvl Second8.25 x 8.416666666
Bathroom - Full
Listing Agent: Mellisa Quirk
Listing Office: Custom Home Realty, Inc.
MLS® Number: 73569052
