65 Shannon Lane Westfield — Photo 1 of 41
$389,900
Investment Analysis — 65 Shannon Lane
Westfield, MA 01085
Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 2-bedroom in 01085 carries an estimated $1,640/mo in gross rent — about a 2.49% cap rate and $9,718/yr in estimated NOI at the $389,900 list price. Adjust every assumption in the calculator below.
Beds
2
Baths
2
SqFt
1,260
Style
Single Family
Built
2007
HIGHEST & BEST OFFERS DUE BY 5PM ON MONDAY 8/31/26. So Easy to Love is this Charming Vinyl Sided Cape situated on a beautifully landscaped yard on a wonderful cul-de-sac street in a most desirable area of Westfield. This impeccable home offers quality updates including a New Vinyl Fence, Gas heat, Central Air, Mostly Replacement Windows & Hardwood Flooring flows throughout much of this move in ready home with over 1200 square feet of well-designed living space. The gorgeous kitchen is the heart of the home, featuring handsome cabinetry, upgraded countertops, center island, recessed lighting and stylish pendant lights, all opening seamlessly to the spacious dining room. Just beyond, the living room offers a picture window and cozy corner gas fireplace that provides the perfect additional space to relax and opens to a cozy family room/den with slider to the large deck out back and views the new vinyl fenced in large private yard. So handy is the first-floor laundry and two full baths on 1st and 2nd floors. Both second floor bedrooms are generously sized with ceiling fans and an abundance of closet space! New custom blinds on windows! A full basement offers great potential to expand your living area. Move Right In Time for the Holidays!
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: 630 sq ft (the lesser of 900 sq ft or half the 1,260 sq ft principal dwelling). Lot size: 21,780 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
Amenities & Appliances
Gas Water Heater • Water Heater • Range • Dishwasher • Microwave • Refrigerator • Washer • Dryer
Neighborhood
Public Transportation • Shopping • Park • Golf • Medical Facility • Laundromat
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl First19 x 12.1
Flooring - Hardwood, Window(s) - Bay/Bow/Box
Dining Room
Lvl First15 x 11.5
Flooring - Hardwood, Open Floorplan
Kitchen
Lvl First16 x 11.6
Flooring - Hardwood, Dining Area, Countertops - Upgraded, Kitchen Island, Exterior Access, Lighting - Pendant
Family Room
Lvl First10.3 x 12
Closet, Flooring - Hardwood, Deck - Exterior, Exterior Access, Slider
Master Bedroom
Lvl Second15 x 16.3
Ceiling Fan(s), Closet, Flooring - Hardwood
Bedroom 2
Lvl Second12 x 16.3
Bathroom 1
Lvl First7.3 x 8
Bathroom - Full, Bathroom - With Tub, Closet - Linen, Flooring - Stone/Ceramic Tile
Bathroom 2
Lvl Second7.1 x 7.6
Bathroom - Full, Bathroom - With Shower Stall, Flooring - Stone/Ceramic Tile
Listing Agent: Kelley & Katzer Team
Listing Office: Kelley & Katzer Real Estate, LLC
MLS® Number: 73569009