Investment Analysis — 147 South St

Bernardston, MA 01337

Based on HUD Small Area Fair Market Rent for Franklin County, MA, a 3-bedroom in 01337 carries an estimated $2,160/mo in gross rent — about a 4.25% cap rate and $14,834/yr in estimated NOI at the $349,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

1.5

SqFt

2,339

Style

Single Family

Built

1857

Discover a wonderful opportunity to own a classic New England farmhouse in Bernardston. This property offers abundant space and potential for its next chapter. It is a historic property, documented by the Massachusetts Historical Commission. There is a substantial detached barn with additional space for a variety of uses. Enjoy a country setting with convenient access to Route 5&10 and Route I-91 and proximity to Vermont and New Hampshire. The property is situated within the R1 and Central Village (CV) zoning districts, offering flexibility for future use. The property is being sold as-is, bring your vision! Buyer and buyer's agent to perform their own due diligence regarding condition, zoning, permitted uses and intended plans.

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 2,339 sq ft principal dwelling). Lot size: 29,185 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 MLS and other third-party data may be inaccurate or out of date.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.