76 Cooleyville Rd New Salem — Photo 1 of 32
Recent Drop: $151,000
$399,000
Investment Analysis — 76 Cooleyville Rd
New Salem, MA 01355
Based on HUD Small Area Fair Market Rent for Franklin County, MA, a 5-bedroom in 01355 carries an estimated $2,240/mo in gross rent — about a 3.85% cap rate and $15,364/yr in estimated NOI at the $399,000 list price. Adjust every assumption in the calculator below.
Beds
5
Baths
1
SqFt
2,534
Style
Single Family
Built
1880
MOTIVATED SELLER ~~~ Step back in time with this classic 1880’s New England farmhouse, where historic charm meets the beauty of unspoiled countryside. Nestled within a protected watershed area and surrounded by rolling fields, mature trees, wildlife, and a pond, this unique property offers a peaceful retreat for nature lovers seeking privacy and space. Sitting on a quiet country dirt road, you'll enjoy the serenity of rural living while remaining approx. 20 miles from Amherst.. This spacious farmhouse offers over 2,500 sq ft of living space with 10 rooms, 5 bedrooms full of character and potential. The home features a large eat-in kitchen w/ an antique stove and generous pantry area, a formal dining room, office, living room, & a 1st-floor bath.. There are 2 additional rooms, giving flexibility for guests.. The home also offers a wood furnace option for heating. The historic cow barn stands ready for restoration. *** MAKE AN OFFER!!!
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 2,534 sq ft principal dwelling). Lot size: 2,437,182 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 • Refrigerator • Washer • Dryer
Neighborhood
Walk/Jog Trails • Stable(s) • Golf • Medical Facility • Conservation Area • Highway Access
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl FirstDining Room
Lvl FirstKitchen
Lvl FirstMaster Bedroom
Lvl SecondBedroom 2
Lvl SecondBedroom 3
Lvl SecondBedroom 4
Lvl SecondBedroom 5
Lvl SecondBathroom 1
Lvl FirstProperty History
$399,000
Was $425,000
Aug 31, 2026
MLS® 73532463
$425,000
Was $465,000
Aug 17, 2026
MLS® 73532463
$465,000
Was $485,000
Aug 7, 2026
MLS® 73532463
$485,000
Was $495,000
Jul 13, 2026
MLS® 73532463
$495,000
Was $550,000
Jul 1, 2026
MLS® 73532463
$550,000
Jun 9, 2026
MLS® 73532463
Listing Agent: Liza M. Hurlburt Melo
Listing Office: Four Columns Realty, LLC
MLS® Number: 73532463
