222 River Rd, Northampton MA 01053
Northampton, MA 01053 • Leeds
$1,950,000
Est. $13,516/month
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About this home
Discover the potential of this expansive 105-acre property, formerly home to an assisted living facility. Closed for the past year, the site offers a rare opportunity for redevelopment in a serene and spacious setting. With municipal sewer and water connections already available, the groundwork is in place for a variety of future uses.An attached feasibility study outlines several development scenarios and identifies both opportunities and challenges to help guide your vision.
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Recently Sold Nearby
Property History
Property Timeline
Listed for Sale
Jul 23, 2025
$1,950,000
Original listing
Office: Coldwell Banker Community REALTORS®
| Date | Event | Price | Change | $/sqft | Details |
|---|---|---|---|---|---|
| 07/23/2025 | 🏠 Listed for Sale | $1,950,000 | - | - | Original listing |
Tax History
| Year | Taxes | Assessment |
|---|---|---|
| 2025 | $41,464 | $3,064,600 |
Financial Details
Annual Property Tax
$41,464
Tax Year 2025
Assessed Value
$3,064,600
Facts & Features
Home Facts
Type
Land
Style
Residential
Lot Size
106.70 acres
Exterior
Construction
None
Architecture
None
Roof
None
Features
None
Pool
None
Spa
None
Fencing
None
Patio/Porch
None
Utilities
Electric
On-site, At Street
Water
Public, On-site, At Street
Sewer
Public Sewer, On-site
Gas
None
Other
None
Financial
Annual Tax
$41,464
Assessed Value
$3,064,600
MA Disclosures
Seller Disclosures
There May Be Asbestos In The Building.
Additional Details
Possession
None
Accepted Financing
None
Structure Type
[]
Documents
Drawings, Brochure, Other (see Remarks)
County
Hampshire
Total market time (incl. prior listings)
348 days
Property Overview
Property Type
Residential
Listing Type
For Sale
Floor Layout
Interactive room guide
Floor Layout
Display Options
Room Markers
BABathroom (4)
BRBedroom (5)
DDining (1)
KKitchen (1)
LLiving (2)
OOffice (1)
Conceptual diagram based on MLS room data. It is not to scale and is not a substitute for architectural plans or on-site measurements.
Interior Features
Flooring:
Appliances:
Interior Features:
Windows:
Basement:
Laundry:
Security:
Construction & Materials
Structure Type:
Exterior Materials:
Roof:
Foundation:
Heating, Cooling & Utilities
Heating:
Cooling:
Hot Water:
Water Source:
Public, On-Site, At Street
Sewer:
Public Sewer, On-Site
Energy Features:
Exterior & Lot
Exterior Features:
Patio & Porch:
Fencing:
Other Structures:
Lot Features:
Underground Storage Tank, Easements, Flood Plain, Level, Rolling Slope, Elevated, Wetlands, Sloped, Wooded, Irregular Lot, Cleared, Gentle Sloping, Steep Slope
Road Surface:
Parking & Garage
Parking Features:
Special Features
View:
Yes
View Type:
Scenic View(s)
Community Amenities:
Walk/Jog Trails, Medical Facility, Highway Access
Nearby Schools
School District
Northampton School District local
B
School Safety
2024-25
2.0%
Average
1.4%
Suspensions
1.7%
In-School
0.6%
Emergency
3.5% below state avg
Elementary Schools
10 schools
Lander Grinspoon Academy
4.1 mi
Grades K-06
Clarke School
4.5 mi
Grades PK-12
Clarke School for the Deaf Northampton
4.5 mi
Grades PK-10
Campus School of Smith College
4.6 mi
Grades K-06
New Directions School
5.3 mi
Grades 04-12
Cutchins Program
5.3 mi
Grades K-12
B
Leeds School
1.0 mi
|
#335 of 824
|
Score: 49.7
Dropped 71 spots from last year
-8.5 below state avg
253 students
Moderate
Grades PK-05
C+
R.K. Finn Ryan Road Elementary School
3.3 mi
|
#574 of 824
|
Score: 42.1
Dropped 74 spots from last year
-16.1 below state avg
231 students
Moderate
Grades K-05
B
Jackson Street School
3.8 mi
|
#351 of 824
|
Score: 49.1
Dropped 117 spots from last year
-9.1 below state avg
279 students
Diverse
Grades K-05
Montessori School of Northampton
4.7 mi
Grades PK-05
Middle Schools
1 school
B+
John F Kennedy Middle School
2.0 mi
|
#133 of 352
|
Score: 46.1
Improved 59 spots from last year
-12.1 below state avg
577 students
Moderate
Rising School
Grades 06-08
High Schools
3 schools
C-
Smith Vocational and Agricultural High School
3.4 mi
|
#282 of 346
|
Score: 43.2
Dropped 86 spots from last year
-15 below state avg
587 students
Moderate
15 sports
• 542 athletes
Career Tech Programs
College Ready Curriculum
Strong Athletics
Grades 09-12
A-
Northampton High School
4.0 mi
|
#86 of 346
|
Score: 61.4
Improved 199 spots from last year
+3.2 above state avg
875 students
Moderate
19 sports
• 1,196 athletes
Strong AP Program
High Graduation Rate
Rising School
Strong Athletics
Grades 09-12
Community Enterprises, Inc.
5.5 mi
Grades 11-12
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Loan Amount
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After down payment
Total Interest
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Over life of loan
Total Cost
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Including down payment
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Down: $0
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Monthly Payment Breakdown
Principal & Interest
$0
Property Tax
$3,455
Homeowners Insurance
$200
PMI (if <20% down)
$0
Loan Summary
Total of 360 payments
$0
Total principal paid
$0
Total interest paid
$0
Rate Impact
-0.5% Rate
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Current Rate
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+0.5% Rate
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Payment Over Time
Year 1
95% Interest
Year 15
50/50
Year 30
95% Principal
* Estimates only. Actual payments may vary. Consult with a lender for accurate figures.
Location
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Neighborhood
Leeds
222 River Rd, Northampton MA 01053
Northampton, MA 01053
Listing Information
Listing Office
Coldwell Banker Community REALTORS®
Office Phone
413-665-3771
Agent MLS ID
E0000PMG
Office MLS ID
AN5910
Listing Data Updated
Jun 6, 2026 3:05 AM EDT
Listing information is deemed reliable but not guaranteed. Data provided by MLS Property Information Network, Inc. All information should be independently verified.
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