264 Hill And Plain Road Falmouth — Photo 1 of 38
$1,250,000
Investment Analysis — 264 Hill And Plain Road
Falmouth, MA 02536 — East Falmouth
Based on HUD Small Area Fair Market Rent for Barnstable Town, MA MSA, a 4-bedroom in 02536 carries an estimated $3,550/mo in gross rent — about a 2.06% cap rate and $25,739/yr in estimated NOI at the $1,250,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
2.5
SqFt
3,840
Style
Single Family
Built
1987
A private sanctuary in the sought-after Ballymeade Estates, this custom-built post-and-beam contemporary offers nearly 4,000 sq. ft. of distinctive living space surrounded by mature landscaping and natural beauty. The dramatic post-and-beam construction, soaring ceilings and expansive windows create a warm, open atmosphere filled with natural light. Generous living and entertaining spaces flow comfortably throughout the home, while the spacious backyard offers exciting possibilities for a pool, guest house or additional outdoor amenities, subject to approvals. Tucked near the end of Hill and Plain Road for added privacy, with convenient access to the back gate. A truly unique property with character, space and exceptional potential in a desirable East Falmouth setting.
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 3,840 sq ft principal dwelling). Lot size: 1 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 MLS and other third-party data may be inaccurate or out of date.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.
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Shopping • Walk/Jog Trails • Golf • Conservation Area • Highway Access • House of Worship
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Listing Agent: Jacqueline Weaver
Listing Office: Coastal Homes Realty Group, LLC
MLS® Number: 73569695
