75 Dugan Rd Ware — Photo 1 of 29
$289,900
Investment Analysis — 75 Dugan Rd
Ware, MA 01082
Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 2-bedroom in 01082 carries an estimated $1,690/mo in gross rent — about a 3.98% cap rate and $11,525/yr in estimated NOI at the $289,900 list price. Adjust every assumption in the calculator below.
Beds
2
Baths
1
SqFt
1,204
Style
Single Family
Built
1973
HIGHEST AND BEST OFFER BY MONDAY 8/31 at 5pm. Country Charm Meets Endless Potential! Welcome to a 75 Dugan Rd. a home overflowing with classic country charm, scenic natural beauty, and incredible potential. Nestled on a stunning lot with mature apple trees and greenery, this home offers the ideal setting for anyone seeking a rural peaceful retreat on a dead end road. Step inside to find a warm, light-filled living space anchored by a newer living room picture window overlooking the front yard and two windows overlooking the backyard. Classic interior features include a newer charming built-in hutch, a functional eat-in kitchen, dedicated laundry space on the main living level, and a sun-soaked enclosed porch that serves as the perfect spot to relax and enjoy quiet surroundings. This home is ready for your personal touches with the big ticket items already taken care of; upgrades include a newer Argo boiler, a newer water tank, and a newer oil tank. For added peace of mind and preparedness, the property comes with a 220v generator hook-up, a cozy wood stove featuring a rebuilt chimney, a traditional vegetable root cellar, an established large garden space, and a newer well system complete with integrated water filtration. An under-house garage with work bench area and the wood stove. Whether you're looking for a solid homesteading property, an investment opportunity, or a sturdy home with pristine land, this property is a rare find with incredible bones. This is an estate sale with the probate process underway. Being sold "as-is" Bring your vision and make this country hideaway your own. Seller is related to listing agent. Title V will be done on 9/8.
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: 602 sq ft (the lesser of 900 sq ft or half the 1,204 sq ft principal dwelling). Lot size: 70,568 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 • Range • Refrigerator • Washer • Dryer • Water Treatment
Neighborhood
Public Transportation • Shopping • Park • Walk/Jog Trails • Laundromat • Conservation Area
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl nullCloset, Closet/Cabinets - Custom Built, Flooring - Wall to Wall Carpet, Window(s) - Picture, Open Floorplan
Kitchen
Lvl nullCloset, Flooring - Laminate, Dining Area, Country Kitchen, Exterior Access, Open Floorplan, Peninsula
Master Bedroom
Lvl nullCloset, Flooring - Wall to Wall Carpet
Bathroom 1
Lvl nullBathroom - Full, Closet - Linen, Flooring - Laminate, Dryer Hookup - Electric, Washer Hookup
Listing Agent: Shannon Madigan
Listing Office: S. Madigan & Co., LLC
MLS® Number: 73569285
