Investment Analysis — 136 Montague City Rd

Greenfield, MA 01301

Based on HUD Small Area Fair Market Rent for Franklin County, MA, a 3-bedroom in 01301 carries an estimated $2,180/mo in gross rent — about a 12.87% cap rate and $16,089/yr in estimated NOI at the $125,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

SqFt

1,595

Style

Single Family

Built

1890

RIVERFRONT! Bring your vision to this rare riverfront opportunity in Greenfield. Set along the Deerfield River near its meeting point with the Connecticut River, the property offers direct water access, a generously sized lot, and a naturally peaceful setting. The home has been gutted to the studs and awaits complete renovation, providing an exciting opportunity to reimagine the space and create a one-of-a kind riverside retreat. Enjoy the sights and sounds of the river, seasonal scenery, wildlife, fishing, kayaking and the relaxed atmosphere that makes waterfront living so appealing. Buyers should perform their own due diligence regarding floodplain designation, insurance, permitting and intended use. Will not work for most financing. OFFERS DUE SUNDAY OCTOBER 11th at 6 pm.

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: 798 sq ft (the lesser of 900 sq ft or half the 1,595 sq ft principal dwelling). Lot size: 99,752 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 MLS and other third-party data may be inaccurate or out of date.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.