42 Shutesbury Rd Leverett — Photo 1 of 33
Recent Drop: $50,000
$375,000
Investment Analysis — 42 Shutesbury Rd
Leverett, MA 01054
Based on HUD Small Area Fair Market Rent for Franklin County, MA, a 4-bedroom in 01054 carries an estimated $3,030/mo in gross rent — about a 5.50% cap rate and $20,624/yr in estimated NOI at the $375,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
3
SqFt
3,100
Style
Single Family
Built
1778
Beautiful 1778 home in Leverett! Bring your design dreams to life in this spacious 4BR, 3BA, 3,100 sq ft historic home, perfectly situated on approximately 7 gorgeous, sprawling, private acres. Framed by serene nature, this property offers a rare canvas ready for your custom interior vision. Some of the important work has already been done for you, enjoy true peace of mind with mechanical upgrades already completed, including a brand-new well and septic system, brand-new plumbing, updated electrical, and a premium, high-efficiency Buderus boiler. Outside, the expansive acreage offers limitless freedom—ideal for homesteading, organic gardening, recreation, or a private hobby farm. Located in a prime country setting - just moments from Leverett Pond, 10 minutes to Umass and Amherst center and you are directly across from protected conservation land with pristine trailheads, offering effortless access to year-round hiking, snowshoeing, and outdoor adventure right from your front door.
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 3,100 sq ft principal dwelling). Lot size: 304,937 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.
Open Houses
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Water Heater • Range • Dishwasher • Refrigerator • Washer • Dryer
Neighborhood
Walk/Jog Trails • Conservation Area
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl First12.9 x 21.5
Wood / Coal / Pellet Stove, Flooring - Wood
Dining Room
Lvl First16.6 x 13.8
Flooring - Wood
Kitchen
Lvl First16.6 x 13.3
Wood / Coal / Pellet Stove, Flooring - Laminate, Flooring - Wood
Office
Lvl Second16.6 x 11.5
Flooring - Wood
Family Room
Lvl First14.6 x 17.9
Wood / Coal / Pellet Stove, Flooring - Wood
Master Bedroom
Lvl Second16.6 x 13.1
Flooring - Wood
Bedroom 2
Lvl Second7.11 x 14.5
Bedroom 3
Lvl Second14.6 x 13.3
Bedroom 4
Lvl Second12.9 x 12.3
Flooring - Wall to Wall Carpet, Lighting - Overhead
Bathroom 1
Lvl First6.1 x 5.6
Bathroom - 3/4
Bathroom 2
Lvl Second5.4 x 8.1
Bathroom - With Tub & Shower
Bathroom 3
Lvl Second8.1 x 5.4
Bathroom - With Tub & Shower
Property History
$375,000
Was $399,000
Sep 9, 2026
MLS® 73540462
$399,000
Was $425,000
Aug 11, 2026
MLS® 73540462
$425,000
Jun 23, 2026
MLS® 73540462
Listing Agent: Elizabeth Helliwell
Listing Office: 5 College REALTORS® Northampton
MLS® Number: 73540462
