Investment Analysis — 285 Millers Falls Rd

Northfield, MA 01360

Based on HUD Small Area Fair Market Rent for Franklin County, MA, a 4-bedroom in 01360 carries an estimated $2,560/mo in gross rent — about a 5.26% cap rate and $18,887/yr in estimated NOI at the $359,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

Baths

1.5

SqFt

1,523

Style

Single Family

Built

1956

Comfortable Cape style home with a sweet hill-top site just over 2 acres. Ready for occupancy with an upgraded eat-in kitchen featuring maple cabinets and a sunny double corner window over the sink for a great view of the yard. Space-saving double pocket doors are a neat solution to create separation from the living area and hide them away for a more open and contemporary feel. Four bedrooms with ample closet space and built-ins provide plenty of storage and separate space for everyone. The many updates help make this an efficient home, including vinyl replacement windows throughout, metal roof (2016), attic insulation, steel entry doors and storms, Hybrid electric HW heater (2021), mini-split unit, and new pressure tank for the well (2025). Updated electric panel, and septic installed in 2018. Expandable space in the enclosed front porch, and the first floor also has an extra room for office space or den, as well as first floor laundry area. Outside you’ll find a lovely rear deck and a detached 2 car garage with additional storage space. Seller requests offers by Tuesday Sept 29 at noon.

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: 762 sq ft (the lesser of 900 sq ft or half the 1,523 sq ft principal dwelling). Lot size: 94,525 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.

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