99 Old Purchase Road Edgartown — Photo 1 of 31
Recent Drop: $75,000
$1,775,000
Investment Analysis — 99 Old Purchase Road
Edgartown, MA 02539
Based on HUD Small Area Fair Market Rent for Dukes County, MA, a 4-bedroom in 02539 carries an estimated $3,430/mo in gross rent — about a 1.61% cap rate and $28,491/yr in estimated NOI at the $1,775,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
2.5
SqFt
2,064
Style
Single Family
Built
1985
Enjoy privacy at the end of a quiet Edgartown cul-de-sac on .71 acres with easy access to 25+ acres of Land Bank conservation land. Ideally located near Morning Glory Farm, the bike path, downtown Edgartown, and South Beach, this light-filled post-and-beam home offers a thoughtful floor plan and inviting indoor-outdoor living. The spacious kitchen features a large center island, walk-in pantry, and garden access. A dining area with an enamel pellet stove opens to the expansive deck, while the sunken living room boasts cathedral ceilings, a floor-to-ceiling brick fireplace, and views of the surrounding landscape. The first floor includes a guest bedroom and full bath. Upstairs are a primary suite with den/office and half bath, plus two additional bedrooms and a full bath. Established gardens, an outdoor shower, basement storage, and town sewer capacity for up to seven bedrooms add exceptional appeal and future 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 2,064 sq ft principal dwelling). Lot size: 30,927 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 • Dishwasher • Range • Refrigerator • Washer • Dryer • Range Hood
Neighborhood
Public Transportation • Walk/Jog Trails • Golf • Bike Path • Conservation Area
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl Main,FirstSkylight, Ceiling Fan(s), Flooring - Stone/Ceramic Tile, Window(s) - Picture, Deck - Exterior, Exterior Access, Slider, Lighting - Overhead, Half Vaulted Ceiling(s)
Dining Room
Lvl Main,FirstWood / Coal / Pellet Stove, Flooring - Wood, Exterior Access, Slider
Kitchen
Lvl Main,FirstFlooring - Hardwood, Pantry, Countertops - Stone/Granite/Solid, Kitchen Island, Deck - Exterior, Exterior Access, Slider, Lighting - Overhead
Master Bedroom
Lvl SecondBathroom - Half, Skylight, Flooring - Hardwood, Closet - Double
Bedroom 2
Lvl SecondBedroom 3
Lvl SecondCloset, Flooring - Wood
Bedroom 4
Lvl Main,FirstCloset, Flooring - Hardwood
Bathroom 1
Lvl Main,FirstBathroom - Full, Bathroom - With Tub & Shower, Flooring - Stone/Ceramic Tile, Lighting - Overhead
Bathroom 2
Lvl SecondBathroom - Full, Bathroom - Tiled With Shower Stall, Skylight, Flooring - Stone/Ceramic Tile, Countertops - Stone/Granite/Solid, Double Vanity, Lighting - Overhead
Bathroom 3
Lvl SecondBathroom - Half, Skylight, Flooring - Laminate, Countertops - Stone/Granite/Solid, Lighting - Overhead
Property History
$1,775,000
Was $1,850,000
Sep 5, 2026
MLS® 73531632
$1,850,000
Jun 8, 2026
MLS® 73531632
$1,895,000
Mar 31, 2026
MLS® 73357805
$1,895,000
Apr 10, 2025
MLS® 73357805
Listing Agent: Stephanie Roache
Listing Office: Donnelly + Co.
MLS® Number: 73531632
