9 River St Colrain — Photo 1 of 28
$125,900
Investment Analysis — 9 River St
Colrain, MA 01340 — Colrain Center
Based on HUD Small Area Fair Market Rent for Franklin County, MA, a 4-bedroom in 01340 carries an estimated $2,240/mo in gross rent — about a 13.88% cap rate and $17,478/yr in estimated NOI at the $125,900 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
1
SqFt
1,257
Style
Single Family
Built
1900
Investors and handy homeowners take note. Discover a unique opportunity at 9 River St, Colrain, MA. This single-family classic farmhouse style residence built in 1900, offering 1257 square feet of living space, is waiting to be transformed by your creativity and “elbow grease. It’s your chance to own a piece of history, while presenting a canvas for your personal vision. Situated on a generous 11,326 square foot lot, the exterior grounds offer ample space for outdoor enjoyment and potential landscaping enhancements. Lot includes open property immediately across River Street that borders the North River. With four dedicated bedrooms, this home provides plenty of space for comfortable living and personal retreats. The first- floor bedroom could be a den or office. Full bath is on the first floor. A sunny south-facing dining room opens onto the kitchen that features washer/dryer hookups. All appliances included. Buyer's Agents and buyers should do their own due diligence in researching the property. All offers subject to MassHealth approval.
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: 629 sq ft (the lesser of 900 sq ft or half the 1,257 sq ft principal dwelling). Lot size: 11,326 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 • Washer • Dryer
Neighborhood
Highway Access • Public School • Other
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl Main,FirstFlooring - Wood
Dining Room
Lvl Main,FirstFlooring - Wall to Wall Carpet
Kitchen
Lvl FirstPrimary Bedroom
Lvl SecondBedroom 2
Lvl FirstBedroom 3
Lvl SecondBedroom 4
Lvl SecondBathroom 1
Lvl FirstListing Agent: Roxann Wedegartner
Listing Office: Cohn & Company
MLS® Number: 73577992