97 Luce Rd Williamstown — Photo 1 of 24
Recent Drop: $200,000
$799,000
Investment Analysis — 97 Luce Rd
Williamstown, MA 01267
Based on HUD Small Area Fair Market Rent for Berkshire County, MA (part) HUD Metro FMR Area, a 2-bedroom in 01267 carries an estimated $2,070/mo in gross rent — about a 2.00% cap rate and $15,991/yr in estimated NOI at the $799,000 list price. Adjust every assumption in the calculator below.
Beds
2
Baths
1
SqFt
912
Style
Single Family
Built
1954
Rare opportunity to acquire a unique five-parcel package totaling approximately 33.37 acres in scenic Williamstown. Offered as one sale, the package includes 95 & 97 Luce Road, each with an existing residence situated on 5.50 and 5.90 acres respectively, plus three additional raw land parcels totaling approximately 21.97 acres. The existing homes are in significant disrepair and are best suited for redevelopment, renovation, or replacement. This offering presents a variety of possibilities including an estate property, recreational retreat, investment opportunity, or potential future development. Set amidst the natural beauty of the Berkshires, the property enjoys a peaceful setting with potential mountain and countryside views, while remaining convenient to Williams College, downtown Williamstown, and Mount Greylock. Existing road frontage, access, and utility infrastructure add value beyond raw land alone. Buyer to independently verify all information, including zoning and land use.
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: 456 sq ft (the lesser of 900 sq ft or half the 912 sq ft principal dwelling). Lot size: 257,004 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
Water Heater • Range • Refrigerator
Neighborhood
Shopping • Park • Walk/Jog Trails • Golf • Conservation Area • Highway Access
Geography
Property History
$799,000
Was $949,000
Sep 10, 2026
MLS® 73534578
$949,000
Was $999,000
Aug 12, 2026
MLS® 73534578
$999,000
Jun 11, 2026
MLS® 73534578
$799,000
Jun 11, 2026
MLS® 73534596
Listing Agent: Michael Olin
Listing Office: Conway - West Roxbury
MLS® Number: 73534578