33-37 Cottage St Amherst — Photo 1 of 42
Recent Drop: $305,000
$995,000
Investment Analysis — 33-37 Cottage St
Amherst, MA 01002
Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 7-bedroom in 01002 carries an estimated $3,340/mo in gross rent — about a 2.15% cap rate and $21,385/yr in estimated NOI at the $995,000 list price. Adjust every assumption in the calculator below.
Beds
7
Baths
4
SqFt
2,417
Style
Single Family
Built
1870
Don't miss this well-maintained home with 2 additional dwelling units adjacent to Amherst High School fields in the heart of Amherst, within walking distance to downtown, Amherst College and UMass, restaurants, & shopping. An excellent opportunity for investors or owner-occupants. The property features 7 bedrooms and 5 baths across three separate units: The main house (37) offers 3 bedrooms & 1.5 baths with built ins, hardwood floors, stainless steel appliances and upgraded kitchen counters. Unit 2 (35) has 2 bedrooms & 1 full bath; Unit 3 (33) includes 2 bedrooms & 1 full bath (with potential for a 3rd bedroom). Additional features include 7 off-street parking spaces, all appliances, 3 electrical meters, and 4 newer hot water tanks, newer Rinnai unit. Live in the spacious 3-bedroom unit and generate income from the other two apartments. Enjoy the beautiful yard and surroundings. Come see this amazing location with very strong rental demand. Schedule your showing today
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 2,417 sq ft principal dwelling). Lot size: 13,000 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.
Immersive Experience
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Gas Water Heater • Electric Water Heater • Range • Microwave • Refrigerator
Neighborhood
Public Transportation • Shopping • Pool • Tennis Court(s) • Park • Walk/Jog Trails
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl Main,FirstCeiling Fan(s), Flooring - Wood
Dining Room
Lvl Main,FirstFlooring - Wood
Kitchen
Lvl FirstFlooring - Vinyl, Countertops - Stone/Granite/Solid
Primary Bedroom
Lvl SecondCeiling Fan(s), Flooring - Wood
Bedroom 2
Lvl SecondBedroom 3
Lvl SecondCathedral Ceiling(s), Flooring - Wood
Bathroom 1
Lvl FirstBathroom - Half, Flooring - Laminate
Bathroom 2
Lvl SecondBathroom - Full, Bathroom - With Tub & Shower, Flooring - Laminate
Property History
$995,000
Was $1,300,000
Jul 15, 2026
MLS® 73548443
$1,300,000
Jul 12, 2026
MLS® 73548443
$995,000
Jun 30, 2026
MLS® 73543563
Listing Agent: Burke Group
Listing Office: Berkshire Hathaway HomeServices Realty Professionals
MLS® Number: 73548443