96 East St Ware — Photo 1 of 26
Recent Drop: $51,000
$299,000
Investment Analysis — 96 East St
Ware, MA 01082
Based on HUD Small Area Fair Market Rent for Amherst Town-Northampton, MA MSA, a 5-bedroom in 01082 carries an estimated $2,280/mo in gross rent — about a 5.06% cap rate and $15,140/yr in estimated NOI at the $299,000 list price. Adjust every assumption in the calculator below.
Beds
5
Baths
2
SqFt
2,200
Style
Single Family
Built
1880
This is a rare opportunity to have a mixed use property with a huge commercial garage and a personal garage for your own vehicles. The property boasts five bedrooms and two baths. Close to local parks and only 15 minutes from the MA pike. This property has all of the potential to be the ideal business and home combination.
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 2,200 sq ft principal dwelling). Lot size: 22,216 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 MLS and other third-party data may be inaccurate or out of date.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
Electric Water Heater
Geography
Property History
$299,000
Was $324,999
Aug 29, 2026
MLS® 73547767
$324,999
Was $350,000
Aug 3, 2026
MLS® 73547767
$350,000
Jul 10, 2026
MLS® 73547767
Listing Agent: Candor Investment Group
Listing Office: eXp Realty LLC
MLS® Number: 73547767