15 West St New Salem — Photo 1 of 12
Recent Drop: $20,000
$475,000
Investment Analysis — 15 West St
New Salem, MA 01355
Based on HUD Small Area Fair Market Rent for Franklin County, MA, a 4-bedroom in 01355 carries an estimated $2,240/mo in gross rent — about a 2.91% cap rate and $13,807/yr in estimated NOI at the $475,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
2
SqFt
2,513
Style
Single Family
Built
1970
This 6 acres of country home is about 20 minutes to Amherst, and on the route to Boston. Open living room, dining room, kitchen, four bedrooms, two baths, office room, laundry room on first level. 3- season porch overlooks the back yard gardens and berry bushes.
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 2,513 sq ft principal dwelling). Lot size: 261,360 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 MLS and other third-party data may be inaccurate or out of date.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.
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Geography
Property History
$475,000
Was $480,000
Jul 22, 2026
MLS® 73535811
$480,000
Was $495,000
Jul 10, 2026
MLS® 73535811
$495,000
Jun 30, 2026
MLS® 73535811
Listing Agent: Xian Dole
Listing Office: Premier Realty Group-Hadley
MLS® Number: 73535811