63 Cooleyville Rd New Salem — Photo 1 of 39
$375,000
Investment Analysis — 63 Cooleyville Rd
New Salem, MA 01355
Based on HUD Small Area Fair Market Rent for Franklin County, MA, a 3-bedroom in 01355 carries an estimated $2,030/mo in gross rent — about a 4.41% cap rate and $16,546/yr in estimated NOI at the $375,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
2
SqFt
1,300
Style
Single Family
Built
1790
Looking for your passion project? Seller has started rebuilding this 1790 home. Located close to 202 and not far from Route 2 this home has potential to be great. The seller re-poured the foundation and put a new septic system in. The roof and siding was just done(2025). Once you enter the home it exudes old world charm with exposed beams and possible chestnut beams. With reclaimed windows, doors, trim and also reclaimed cabinetry you can chose what style you want to go with. There are still a lot of choices to be made.
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: 650 sq ft (the lesser of 900 sq ft or half the 1,300 sq ft principal dwelling). Lot size: 69,696 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 MLS and other third-party data may be inaccurate or out of date.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
Floorplan Breakdown
Structural Layout
Living Room
Lvl FirstKitchen
Lvl FirstMaster Bedroom
Lvl SecondBedroom 2
Lvl FirstBedroom 3
Lvl SecondBathroom 1
Lvl FirstBathroom 2
Lvl SecondProperty History
$375,000
Jun 28, 2026
MLS® 73542870
$375,000
May 31, 2026
MLS® 73459383
$375,000
Dec 3, 2025
MLS® 73459383
Listing Agent: The Jackson & Nale Team
Listing Office: REMAX Connections - Belchertown
MLS® Number: 73542870