293 Meadow Rd Montague — Photo 1 of 41
$570,000
Investment Analysis — 293 Meadow Rd
Montague, MA 01351
Based on HUD Small Area Fair Market Rent for Franklin County, MA, a 2-bedroom in 01351 carries an estimated $2,120/mo in gross rent — about a 2.61% cap rate and $14,884/yr in estimated NOI at the $570,000 list price. Adjust every assumption in the calculator below.
Beds
2
Baths
2
SqFt
2,401
Style
Single Family
Built
1900
Highest and Best offers due Thursday Sept. 10th by 5pm -offers will be responded to Friday afternoon. No personal letters or escalation clauses, please. A rare Connecticut River setting in beautiful Montague. Set on approximately 0.80 acres with roughly 140 feet of river frontage, 293 Meadow Rd offers a peaceful natural backdrop, open green yard space, and beautiful views of the water. Enjoy direct river frontage and the lifestyle that comes with it — kayaking, fishing, swimming, relaxing by the water, or simply taking in the quiet river views right from your own backyard. Explore the possibility of adding a dock for even easier river access.The home offers approximately 2,401 sq ft of flexible living space with a thoughtful mix of gathering areas, work-from-home options, and quiet retreat spaces. Large windows bring in natural light and frame the river and surrounding landscape. The floor plan includes a spacious living room with high ceilings, dining area, office, kitchen, first-floor bedroom, full bath with walk in shower, screened/enclosed porch, plus second-floor bedroom and library/studio spaces. The covered/enclosed porch areas, river-facing deck/balcony, and open yard invite you to enjoy the setting in every season. Meadow Road is also part of the Franklin County Bikeway, adding another lifestyle benefit for those who enjoy cycling, walking, and exploring the scenic back roads of Montague. Notable updates and features include a roof installed in 2025, furnace 2024, new septic system scheduled to be installed in or before October 2026, central air, oil forced-air heat, water treatment/filtration/softener system, private well, updated 200 AMP electric panel, 10 window replaced in 2018, Rinnai heater in the addition, and a propane-run Generac automatic generator. The detached barn-style garage adds useful storage, workshop, or hobby space. Some interior areas, including the kitchen and baths, offer an opportunity for future personalization, but the riverfront setting, generous living space, natural light, important system updates, Connecticut River frontage, and access to the Franklin County Bikeway make this a truly special property. Tucked into a peaceful scenic setting, yet within an easy drive to I-91, downtown Greenfield, Deerfield, Hadley, Amherst, UMass Amherst, and Amherst College, 293 Meadow Rd offers the best of quiet riverfront living with convenient access to the surrounding Pioneer Valley.
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 2,401 sq ft principal dwelling). Lot size: 34,979 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 • Range • Refrigerator • Water Softener
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl Main,First31 x 16
Window(s) - Picture, Deck - Exterior, Exterior Access, Open Floorplan, Lighting - Overhead
Dining Room
Lvl Main,First14 x 15
Flooring - Wood, Deck - Exterior, Exterior Access, Open Floorplan
Kitchen
Lvl Main,First13 x 16
Dining Area, Pantry, Cable Hookup
Office
Lvl Main14 x 15
Closet/Cabinets - Custom Built
Master Bedroom
Lvl Main,First23 x 14
Bathroom - 3/4, Walk-In Closet(s), Wainscoting
Bedroom 2
Lvl Second15 x 15
Bathroom 1
Lvl Main,First9 x 6
Bathroom - 3/4, Bathroom - With Shower Stall, Lighting - Overhead
Bathroom 2
Lvl Second10 x 13
Closet, Closet/Cabinets - Custom Built, Lighting - Overhead
Listing Agent: Shelly Hardy
Listing Office: Brick & Mortar Northampton
MLS® Number: 73571070
