Investment Analysis — 216 Southampton Rd

Westhampton, MA 01027

Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 3-bedroom in 01027 carries an estimated $2,450/mo in gross rent — about a 2.33% cap rate and $16,284/yr in estimated NOI at the $699,500 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

1.5

SqFt

1,808

Style

Single Family

Built

1967

Great opportunity to purchase this well maintained home on 12+ acres, along with a smaller home at 216-A Southampton Rd. The listing price includes both properties but the home at 216-A is listed separately in the MLS system. The seller will consider conveying the properties separately. This home has a covered entry leading to a family room with custom built-ins. There is a spacious kitchen with custom cabinets, peninsula w/ breakfast bar and a dining area. The living room has a fireplace, hardwood flooring and built-ins. Upstairs are 3 bedrooms with hardwood flooring and a full bath. There are 2 additional rooms and a 1/2 bath in the walk-out basement that need finished flooring. Updates include a new roof and new septic system both in '22, as per owner. There is sufficient land area and frontage to create an additional building lot on the southern portion of the property but there has not been any due diligence to confirm that potential use.

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 1,808 sq ft principal dwelling). Lot size: 559,790 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.