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20 Days on market
456 Granby Rd South Hadley — Photo 1 of 25

456 Granby Rd South Hadley — Photo 1 of 25

$300,000

Investment Analysis — 456 Granby Rd

South Hadley, MA 01075

Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 1-bedroom in 01075 carries an estimated $1,480/mo in gross rent — about a 2.97% cap rate and $8,917/yr in estimated NOI at the $300,000 list price. Adjust every assumption in the calculator below.

View Standard Listing

Beds

1

Baths

1

SqFt

2,180

Style

Single Family

Built

1922

Large Brick fixer upper has lots of potential and is a blank slate for renovation and features a 4 car garage and is located next to Leaping well reservoir

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 2,180 sq ft principal dwelling). Lot size: 22,078 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 MLS and other third-party data may be inaccurate or out of date.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

Original Price$300,000
Annual Taxes$4,581

Parking

Garage4
Off-Street8

Interior Specifications

Total Rooms5
FireplacesNone
Flooring--
BasementNone

Climate & Utilities

HeatingSteam, Oil
CoolingNone
WaterPublic
SewerPublic Sewer

Building & Exterior

Construction--
RoofShingle
FoundationBrick/Mortar
ZoningBA1

Property & Lot

Acres0.51
SqFt Lot22,078
Lot FeaturesCorner Lot

Geography

Floorplan Breakdown

Structural Layout

First
Living RoomDining RoomKitchenPrimary Bedroom
Living Room
Lvl First
Dining Room
Lvl First
Kitchen
Lvl First
Primary Bedroom
Lvl First
Listing Provided By

Listing Agent: Stephen Byrne

Listing Office: First Place Realty

MLS® Number: 73567427