78 High Street Barnstable — Photo 1 of 42
Recent Drop: $500,000
$1,950,000
Investment Analysis — 78 High Street
Barnstable, MA 02635 — Cotuit
Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 4-bedroom in 02635 carries an estimated $3,890/mo in gross rent — about a 1.49% cap rate and $28,984/yr in estimated NOI at the $1,950,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
4
SqFt
2,547
Style
Single Family
Built
1982
Set in the heart of Cotuit, yet a world apart, this spectacular property features a main residence and a guest cottage on 1.76 acres. A short walk from everything the village has to offer, the property is accessed via a wooded drive lined with mature trees that offer total privacy. At the heart of the home, an eat-in kitchen with a breakfast bar and stainless-steel appliances overlooks the scenic grounds. Warmth and character are found throughout, from rich millwork to wide-plank wood floors and a wood-burning fireplace. The first-floor primary suite offers the utmost comfort and convenience with a luxurious bathroom featuring a glass-enclosed shower and a dual vanity. A guest bedroom and full bath comprise the second floor, while the finished walkout lower level features a spacious guest suite with direct access to the backyard and the attached garage. A charming one-bedroom cottage with a kitchen, full bath, and laundry offers endless opportunities. Additional highlights include a spacious wooden deck, an outdoor shower, and a Generac generator. Cherished and meticulously cared for by the current owners for decades, this special village property awaits its next chapter.
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 2,547 sq ft principal dwelling). Lot size: 76,665 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.
Immersive Experience
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Electric Water Heater
Neighborhood
Park • Golf • Conservation Area • House of Worship • Marina
Geography
Floorplan Breakdown
Structural Layout
Master Bedroom
Lvl FirstProperty History
$1,950,000
Was $2,450,000
Sep 1, 2026
MLS® 73563777
$2,450,000
Aug 14, 2026
MLS® 73563777
Listing Agent: Paul E. Grover
Listing Office: Berkshire Hathaway HomeServices Robert Paul Properties
MLS® Number: 73563777
