17 Phelps Ln Goshen — Photo 1 of 41
$749,000
Investment Analysis — 17 Phelps Ln
Goshen, MA 01096
Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 3-bedroom in 01096 carries an estimated $2,850/mo in gross rent — about a 2.52% cap rate and $18,860/yr in estimated NOI at the $749,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
2.5
SqFt
2,184
Style
Single Family
Built
2001
Set on 12.48 beautifully landscaped acres in the peaceful hill town of Goshen, this well-maintained 3-bedroom, 2.5-bath Colonial offers privacy, space, and flexibility. Built in 2001, the 2,184-square-foot home features hardwood floors, a comfortable living room, dining room, family room, and spacious primary suite with walk-in closet and private full bath. The full walk-out basement offers partially finished space for a home office, recreation room, workshop, or storage. A detached two-car garage provides additional storage, a dedicated work area, and an additional car port. Enjoy the beautifully landscaped grounds from the private deck, with plenty of acreage for gardening, recreation, or simply enjoying the peaceful setting. The 12.48-acre parcel has the frontage for the possibility of 2 buildable lots of approximately 4 acres each. A private country setting with easy access to Route 9, conservation areas, walking trails, Williamsburg, Northampton, and the surrounding Pioneer ValleyFirst showings Friday September 11th.
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 2,184 sq ft principal dwelling). Lot size: 543,629 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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Property Details
Financials
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Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Water Heater • Range • Dishwasher • Refrigerator • Washer • Dryer
Neighborhood
Walk/Jog Trails • Conservation Area • Public School
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl FirstFlooring - Hardwood
Dining Room
Lvl FirstFlooring - Hardwood, Window(s) - Bay/Bow/Box
Kitchen
Lvl FirstFlooring - Hardwood, Balcony / Deck
Family Room
Lvl FirstFlooring - Hardwood
Master Bedroom
Lvl SecondBathroom - Full, Walk-In Closet(s), Flooring - Hardwood, Hot Tub / Spa
Bedroom 2
Lvl SecondBedroom 3
Lvl SecondFlooring - Hardwood
Bathroom 1
Lvl FirstBathroom - Half, Flooring - Vinyl
Bathroom 2
Lvl SecondBathroom - Full, Bathroom - With Tub & Shower
Bathroom 3
Lvl SecondBathroom - Full, Bathroom - With Shower Stall, Flooring - Vinyl, Hot Tub / Spa
Listing Agent: Roy Johnson
Listing Office: William Raveis R.E. & Home Services
MLS® Number: 73569778