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222 River Rd, Northampton MA 01053 - Preview 1 222 River Rd, Northampton MA 01053 - Preview 2 222 River Rd, Northampton MA 01053 - Preview 3 222 River Rd, Northampton MA 01053 - Preview 4 222 River Rd, Northampton MA 01053 - Preview 5 222 River Rd, Northampton MA 01053 - Preview 6 222 River Rd, Northampton MA 01053 - Preview 7 222 River Rd, Northampton MA 01053 - Preview 8 222 River Rd, Northampton MA 01053 - Preview 9 222 River Rd, Northampton MA 01053 - Preview 10 222 River Rd, Northampton MA 01053 - Preview 11 222 River Rd, Northampton MA 01053 - Preview 12 222 River Rd, Northampton MA 01053 - Preview 13 222 River Rd, Northampton MA 01053 - Preview 14
222 River Rd, Northampton MA 01053 - Preview 1 222 River Rd, Northampton MA 01053 - Preview 2 222 River Rd, Northampton MA 01053 - Preview 3 222 River Rd, Northampton MA 01053 - Preview 4 222 River Rd, Northampton MA 01053 - Preview 5 222 River Rd, Northampton MA 01053 - Preview 6 222 River Rd, Northampton MA 01053 - Preview 7 222 River Rd, Northampton MA 01053 - Preview 8 222 River Rd, Northampton MA 01053 - Preview 9 222 River Rd, Northampton MA 01053 - Preview 10 222 River Rd, Northampton MA 01053 - Preview 11 222 River Rd, Northampton MA 01053 - Preview 12 222 River Rd, Northampton MA 01053 - Preview 13 222 River Rd, Northampton MA 01053 - Preview 14

222 River Rd, Northampton MA 01053

Northampton, MA 01053 • Leeds
$1,950,000
Est. $13,516/month
106.70
Acres
Residential
Type
306
Days on Market
Active Listed Jul 23, 2025 • MLS# 73408243 Copied!

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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Property Overview

Property Type
Residential
Listing Type
Land

Facts & Features

Home Facts

Type Land
Style Residential
Lot Size 106.70 acres

Interior

Heating None
Cooling None
Flooring None
Appliances None
Fireplace None
Basement None
Laundry None
Features None

Exterior

Construction None
Architecture None
Roof None
Features None
Pool None
Spa None
Fencing None
Patio/Porch None

Parking

Features 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

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

Location

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Neighborhood

Leeds

222 River Rd, Northampton MA 01053

Northampton, MA 01053

Walkability

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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
E

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
M

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
H

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
Learn about these ratings
School data provided by BMN Schools

Monthly Payment Calculator

Monthly Payment
$0
Principal, interest, taxes & insurance
Loan Amount
$0
After down payment
Total Interest
$0
Over life of loan
Total Cost
$0
Including down payment
%
Down: $0
%

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
$0/mo
Save $0/mo
Current Rate
$0/mo
+0.5% Rate
$0/mo
Cost $0/mo

Payment Over Time

Interest
Principal
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.

Property History

Property Timeline

🏠
Listed for Sale
Jul 23, 2025
$1,950,000
Original listing
Office: Coldwell Banker Community REALTORS®

Price & Status History

Date Event Price Change
Jul 23, 2025 New Listing Added $1,950,000 —

Market Statistics

Days on Market
306 days
Price per Sq Ft
$—

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

Listing Information

Listing Office Coldwell Banker Community REALTORS®
Agent MLS ID E0000PMG
Office MLS ID AN5910
Listing Data Updated Aug 12, 2025 9:22 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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Market Analytics for Northampton, MA

Real-time market trends and pricing data for this area

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