8 Canal Street, Westford MA 01886
Westford, MA 01886
$529,900
Est. $3,383/month
Estimate assumptions
20% down, a 30-year loan at 6.5%, and $200/month estimated insurance.
Includes the supplied property-tax and HOA inputs; missing inputs contribute $0. HOA fees with an unspecified frequency are treated as monthly. PMI and closing costs are excluded.
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About this home
Investor Alert! Fantastic value-add opportunity in desirable Forge Village, Westford! This charming 2-family home is bursting with potential and offers an ideal project for seasoned investors, savvy contractors, or owner-occupants looking to build substantial equity. Each unit features 2 bedrooms and 1 full bath with bright, functional layouts, Current rents are well below market value, offering strong upside and significantly higher rental income potential for each unit in the future.The property is priced to sell and sold as-is, offering a blank canvas for your own vision. Conveniently located just minutes from parks, trails, shopping, and Westford’s top-rated schools, this property combines small-town charm with excellent market demand. Buyer to perform all due diligence. Bring your toolkit and your vision to transform this hidden gem!The sale is as-is due to a failed septic system.
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Recently Sold Nearby
Property History
Property Timeline
Listed for Sale
Sep 16, 2026
$529,900
Original listing
Office: Lamacchia Realty, Inc.
| Date | Event | Price | Change | $/sqft | Details |
|---|---|---|---|---|---|
| 09/16/2026 | 🏠 Listed for Sale | $529,900 | - | - | Original listing |
Tax History
| Year | Taxes | Assessment |
|---|---|---|
| 2024 | $6,048 | $439,200 |
Financial Details
Annual Property Tax
$6,048
Tax Year 2024
Assessed Value
$439,200
Facts & Features
Home Facts
Type
Residential Income
Style
2 Family - 2 Units Side by Side
Year Built
1913
Living Area
1,816 sq ft
Lot Size
0.19 acres
Stories
4
Bedrooms
4
Full Baths
2
Total Rooms
9
Investment Metrics
Units
2
Unit 1 Rent
$1,500/mo · N
Unit 2 Rent
$1,200/mo · N
Total Monthly Rent
$2,700/mo
Gross Income
$32,400
Net Operating Income
$32,400
Cap Rate
6.11%
Interior
Heating
Forced Air, Natural Gas
Cooling
None
Flooring
Vinyl, Carpet, Concrete
Appliances
None
Fireplace
None
Basement
Interior Entry, Bulkhead, Concrete, Unfinished
Laundry
None
Features
Ceiling Fan(s), Bathroom With Tub & Shower, Smart Thermostat, Living Room, Kitchen
Exterior
Construction
Conventional (2x4-2x6)
Architecture
None
Roof
Shingle
Features
None
Pool
None
Spa
None
Fencing
None
Patio/Porch
None
Parking
Features
Paved Drive, Off Street, Stone/gravel, Unpaved
Total Spaces
4
Utilities
Electric
Circuit Breakers, 100 Amp Service
Water
Public
Sewer
Public Sewer, Private Sewer
Gas
None
Other
None
Financial
Annual Tax
$6,048
Assessed Value
$439,200
HOA & Community
Fee Includes
None
Amenities
None
Optional Fee Includes
None
MA Disclosures
Lead Paint
Unknown
Seller Disclosures
Buyers And Buyers Agents To Perform Due Diligence. Some Photos May Be Virtually Enhanced. Seller Has Never Lived In The Property. Current Tenants Are Taw. As-is Sale Title V Failed, Plans Available, May Not Qualify For All Types Of Financing. New Roof In 2022, Tenants Pay Their Own Utilities
Additional Details
Possession
None
Accepted Financing
None
Structure Type
[]
House Color
yellow
Sq Ft Source
Other
Sq Ft Disclosures
Measurements are approx.
Documents
None
County
Middlesex
Property Overview
Property Type
2 Family - 2 Units Side by Side
Listing Type
For Sale
Year Built
1913
Bedrooms
4
Full Bathrooms
2
Living Area
1,816 sq ft
Total Rooms
9
Stories
4
Levels
4
Floor Layout
Interactive room guide
Floor Layout
Finished Area
1,816 sq ft above grade
Display Options
Room Markers
OOffice (1)
KKitchen (1)
BRBedroom (5)
BABathroom (4)
DDining (1)
LLiving (2)
Conceptual diagram based on MLS room data. It is not to scale and is not a substitute for architectural plans or on-site measurements.
Interior Features
Flooring:
Vinyl, Carpet, Concrete
Appliances:
Interior Features:
Ceiling Fan(s), Bathroom With Tub & Shower, Smart Thermostat, Living Room, Kitchen
Windows:
Basement:
Interior Entry, Bulkhead, Concrete, Unfinished
Laundry:
Security:
Construction & Materials
Year Built:
1913
Structure Type:
Exterior Materials:
Conventional (2x4-2x6)
Roof:
Shingle
Foundation:
Granite
Stories:
4
Heating, Cooling & Utilities
Heating:
Forced Air, Natural Gas
Heating Zones:
2
Cooling:
None
Hot Water:
Natural Gas, Tank
Water Source:
Public
Sewer:
Public Sewer, Private Sewer
Energy Features:
Thermostat, Varies per Unit
Exterior & Lot
Exterior Features:
Patio & Porch:
Fencing:
Other Structures:
Shed(s)
Lot Features:
Road Surface:
Paved
Parking & Garage
Total Parking Spaces:
4
Parking Features:
Paved Drive, Off Street, Stone/Gravel, Unpaved
Special Features
Waterfront:
Yes
Waterfront Type:
Waterfront, Canal
Community Amenities:
Public Transportation, Shopping, Park, Walk/Jog Trails, Golf, Medical Facility, Highway Access, House of Worship, Public School
Nearby Schools
School District
Westford School District local
A
School Safety
2024-25
0.1%
Very Low (Safest)
0.1%
Suspensions
5.4% below state avg
Elementary Schools
8 schools
A-
Day Elementary School
0.8 mi
|
#231 of 825
|
Score: 53.2
Same rank as last year
-5 below state avg
285 students
Diverse
Diverse Student Body
Strong Attendance
Grades 03-05
Col. John Robinson School
1.4 mi
335 students
Diverse
Diverse Student Body
Strong Attendance
Grades PK-02
A-
John A. Crisafulli Elementary School
1.5 mi
|
#210 of 825
|
Score: 54.3
Dropped 23 spots from last year
-3.9 below state avg
363 students
Diverse
Strong Attendance
Grades 03-05
Westford PK & K at St. Mark's Church
1.7 mi
Grades PK
A-
Abbot Elementary School
2.8 mi
|
#177 of 825
|
Score: 56.0
Dropped 29 spots from last year
-2.2 below state avg
361 students
Moderate
Strong Attendance
Grades 03-05
Next Generation Children's Center
3.0 mi
Grades PK-K
Nabnasset School
3.9 mi
322 students
Moderate
Strong Attendance
Grades PK-02
Rita E. Miller Elementary School
5.1 mi
278 students
Diverse
Diverse Student Body
Strong Attendance
Grades PK-02
Middle Schools
2 schools
A+
Blanchard Middle School
1.0 mi
|
#35 of 352
|
Score: 59.3
Dropped 14 spots from last year
+1.1 above state avg
551 students
Diverse
Strong Attendance
Grades 06-08
A
Stony Brook School
2.4 mi
|
#41 of 352
|
Score: 58.4
Dropped 18 spots from last year
+0.2 above state avg
547 students
Diverse
Strong Attendance
Grades 06-08
High Schools
2 schools
A+
Westford Academy
1.2 mi
|
#1 of 25
|
Score: 72.9
Improved 11 spots from last year
+14.7 above state avg
1,473 students
Diverse
20 sports
• 2,278 athletes
Strong AP Program
High Graduation Rate
College Ready Curriculum
Strong Athletics
Grades 09-12
B
Nashoba Valley Technical High School
4.0 mi
|
#158 of 346
|
Score: 55.1
Improved 56 spots from last year
-3.2 below state avg
769 students
Moderate
17 sports
• 1,074 athletes
Early College Program
High Graduation Rate
Rising School
Career Tech Programs
Grades 09-12
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Monthly Payment Calculator
Monthly Payment
$0
Principal, interest, taxes & insurance
Loan Amount
$0
After down payment
Total Interest
$0
Over life of loan
Total Cost
$0
Including down payment
%
Down: $0
%
Monthly Payment Breakdown
Principal & Interest
$0
Property Tax
$504
Homeowners Insurance
$200
PMI (if <20% down)
$0
Loan Summary
Total of 360 payments
$0
Total principal paid
$0
Total interest paid
$0
Rate Impact
-0.5% Rate
$0/mo
Save $0/mo
Current Rate
$0/mo
+0.5% Rate
$0/mo
Cost $0/mo
Payment Over Time
Year 1
95% Interest
Year 15
50/50
Year 30
95% Principal
* Estimates only. Actual payments may vary. Consult with a lender for accurate figures.
Location
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Neighborhood
8 Canal Street, Westford MA 01886
Westford, MA 01886
Listing Information
Listing Agent
Margaret Perkins
Listing Office
Lamacchia Realty, Inc.
Office Phone
978-250-1900
Agent MLS ID
CT002158
Office MLS ID
AN5825
Listing Data Updated
Sep 16, 2026 9:03 AM EDT
Listing information is deemed reliable but not guaranteed. Data provided by MLS Property Information Network, Inc. All information should be independently verified.
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