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101 Barnett Rd. Sutton — Photo 1 of 37

101 Barnett Rd. Sutton — Photo 1 of 37

$475,000

Investment Analysis — 101 Barnett Rd.

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 3.81% cap rate and $18,074/yr in estimated NOI at the $475,000 list price. Adjust every assumption in the calculator below.

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Beds

3

Baths

1.5

SqFt

1,200

Style

Single Family

Built

1950

Set on two acres in one of Sutton's most desirable neighborhoods, this charming 3-bedroom, 1-bath home offers space, character, and potential. Hardwood floors run through all three bedrooms, with carpeting in the living space and easy-care laminate in the kitchen and bath. The full walkout basement is unfinished, offering great storage or future possibilities. This is a beautifully established property with thriving fruit trees, open space to roam, and room to grow, highlighted by a massive barn at the rear & shed for additional outside storage. Lovingly built and owned by the same owner, cared for through the years, and awaiting its new owner (s). This home needs a little TLC to truly shine, offering the opportunity to bring your vision and make it your own! Come check it out!

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: 600 sq ft (the lesser of 900 sq ft or half the 1,200 sq ft principal dwelling). Lot size: 84,070 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.

Open Houses

Property Details

Financials

Original Price$475,000
Annual Taxes$5,364

Parking

Garage1
Off-Street4

Interior Specifications

Total Rooms5
Fireplaces1
FlooringCarpet, Laminate, Hardwood
BasementFull, Walk-Out Access, Unfinished

Climate & Utilities

HeatingBaseboard, Oil, Wood
CoolingCentral Air
WaterPrivate
SewerPrivate Sewer

Building & Exterior

ConstructionFrame
RoofShingle
FoundationConcrete Perimeter
ZoningR1

Property & Lot

Acres1.93
SqFt Lot84,070
Lot FeaturesCleared, Gentle Sloping

Amenities & Appliances

Water Heater • Tankless Water Heater • Range • Refrigerator • Washer • Dryer

Neighborhood

Shopping • Park • Walk/Jog Trails • Golf • Bike Path • Conservation Area

Geography

Floorplan Breakdown

Structural Layout

First
Living RoomKitchenPrimary BedroomBedroom 2Bedroom 3Bathroom 1
Basement
Bathroom 2
Living Room
Lvl First

Flooring - Wall to Wall Carpet, Window(s) - Bay/Bow/Box

Kitchen
Lvl First

Flooring - Laminate

Primary Bedroom
Lvl First

Flooring - Hardwood

Bedroom 2
Lvl First
Bedroom 3
Lvl First

Flooring - Hardwood

Bathroom 1
Lvl First

Bathroom - Full, Flooring - Laminate

Bathroom 2
Lvl Basement
Listing Provided By

Listing Agent: Stacey Cannata

Listing Office: Conway - Mansfield

MLS® Number: 73581445