00 Old Post Road/Williamsburg Rd Worthington — Photo 1 of 9
$749,000
Investment Analysis — 00 Old Post Road/Williamsburg Rd
Worthington, MA 01098 — Worthington Corners
Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a home in 01098 carries an estimated $940/mo in gross rent — about a -0.06% cap rate and $-415/yr in estimated NOI at the $749,000 list price. Adjust every assumption in the calculator below.
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Once in a lifetime chance to purchase 268 Acres with Over 172 acres of open land in Western Ma. The land has excellent soil, conducive for crops, hay, and vegetables. Excellent for cattle and livestock grazing. The perimeter of the pasture has newer four strand, high tensile solar powered electric fencing. This is an active working farm owned for several years by a responsible Steward. Property has over 95 acres of forest. The property is 22 miles. 30 minutes to Route 91 Northampton. An adjoining residential building lot is available to sell if a homesite is needed. Land cannot be developed. The Land is under agricultural restrictions and is to be used for farming. Buyer needs to be an experienced bona fide farmer and needs to be approved by MA. Department of Agricultural Resources (MDAR) as such. subject to Agricultural Preservation Restrictions (APR) held by the Commonwealth of Massachusetts through the (MDAR) No trespassing
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 MLS and other third-party data may be inaccurate or out of date.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.
Property Details
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Property History
$749,000
Apr 8, 2026
MLS® 73498291
$798,900
Nov 16, 2025
MLS® 73347196
$798,900
Mar 19, 2025
MLS® 73347196
$989,000
Dec 3, 2024
MLS® 73226431
$989,000
Apr 20, 2024
MLS® 73226431
Listing Agent: James Adams
Listing Office: Hilltown Real Estate by Adams Realty
MLS® Number: 73498291