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7 Days on market

158 Rocky Hill Road Hadley — Photo 1 of 41

$499,000

Investment Analysis — 158 Rocky Hill Road

Hadley, MA 01035

Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 3-bedroom in 01035 carries an estimated $3,220/mo in gross rent — about a 5.03% cap rate and $25,097/yr in estimated NOI at the $499,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

1.5

SqFt

1,418

Style

Single Family

Built

1958

Pretty mid-century home with 3 floors of living space, hardwood on 2 floors, and superb natural light just 2 minutes from UMass and 5 min from downtown Amherst. Enormous fenced & private yard. Inviting living room with vaulted ceiling opens into great dining area facing backyard privacy. Brand new kitchen floor (luxury vinyl plank), new interior paint, and on-trend lighting fixtures all over (all Aug/Sept 2026). Kitchen with Corian countertops, natural gas cooking, attractive oak cabinets with new pulls. High-efficiency natural gas heat & water -- wall-mounted Weismann heat. 4 mini-splits for excellent cooling and heating as needed. Bonus room in lower level could be an in-home office (faces a separate entrance), or a playroom. Walk-out basement with upgraded half-bath. Excellent storage in basement and attached garage. Magical yard with raspberries, blueberries, herbs, fruit trees, quince tree and grapes in various areas. Lot is completely fenced and large enough for an epic garden and a playscape. Patio area has enough space for large gatherings. 15 minute drive to 91, 5 minutes to all Route 9 shopping, and the Manhan Bike Trail. This well-kept home dazzles with charm and panache!

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: 709 sq ft (the lesser of 900 sq ft or half the 1,418 sq ft principal dwelling). Lot size: 23,958 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.