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21 Turners Falls Rd, Montague MA 01376

Montague, MA 01376 • Turners Falls
$1,060,000
Est. $6,465/month
8
Beds
8
Baths
6,232
Sq Ft
$170
Price/Sq Ft
0.68
Acres
1963
Year Built
12
Parking
11
Days on Market
Active Listed Jun 29, 2026 • MLS# 73542925 Copied! • Updated Jul 3, 2026

About this home

Excellent ROI on this very well maintained 8-unit apartment building in a great location, close to Barton's Cove, downtown, and the canal bike trail. Owners have never had a vacancy here. Just a 25-minute drive to UMass, it is an affordable, convenient option for grad students and staff, and is just 10 minutes to downtown Greenfield. Upper units have decks, while lower units have covered patios. Radiant electric heat in unit ceilings. Each unit features a good sized bedroom plus office/den along with a spacious open living/dining room. Wood floors except in bathrooms and kitchens, which are vinyl. Generous storage cages in a large, dry basement along with coin-op washer and dryer. All replacement windows, low maintenance brick exterior, and private off-street parking. Separately metered electric for each unit, owner only pays for common area electric, water and sewer.

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Property History

Property Timeline

🏠
Listed for Sale
Jun 29, 2026
$1,060,000
Original listing
Agent: Rachel Simpson Office: 5 College REALTORS® Northampton

Tax History

Year Taxes Assessment
2025 $10,857 $713,800

Financial Details

Annual Property Tax
$10,857
Tax Year 2025
Assessed Value
$713,800

Facts & Features

Home Facts

Type Residential Income
Style 5-9 Family
Year Built 1963
Living Area 6,232 sq ft
Lot Size 0.68 acres
Bedrooms 8
Full Baths 8
Total Rooms 32

Investment Metrics

Units 8
Unit 1 Rent $1,350/mo · Y
Unit 2 Rent $1,300/mo · Y
Unit 3 Rent — · Y
Unit 4 Rent — · Y
Total Monthly Rent $2,650/mo
Gross Income $108,330
Net Operating Income $80,081
Operating Expenses $28,249
Water/Sewer Expense $6,349
Insurance Expense $4,600
Cap Rate 7.55%
Heating Electric
Cooling None
Flooring Wood, Vinyl
Appliances Range, Refrigerator
Fireplace None
Basement Full, Interior Entry, Bulkhead, Concrete
Laundry Electric Dryer Hookup, Washer Hookup
Features Bathroom With Tub & Shower, Internet Available - Broadband, Kitchen, Living Rm/dining Rm Combo, Office/den
Construction Frame
Architecture None
Roof Shingle
Features Balcony
Pool None
Spa None
Fencing None
Patio/Porch Patio
Features Off Street
Total Spaces 12
Electric Circuit Breakers
Water Public
Sewer Public Sewer
Gas None
Other For Electric Range, For Electric Dryer, Washer Hookup

Financial

Annual Tax $10,857
Assessed Value $713,800
Fee Includes None
Amenities None
Optional Fee Includes None
Seller Disclosures 2 Units Are Slightly Larger Than Others. Other 6 Are Identical Or Mirror Images Of Each Other. Floor Plans Attached. All Descriptions Are Identical. Some Photos Are Older/of Previous Tenants Units. Rent Rolls To Be Provided At Showings. Water Listed In Expenses = Water + Sewer + Common Electric.
Possession None
Accepted Financing None
Structure Type []
House Color brick
Sq Ft Source Public Record
Documents None
County Franklin
Total market time (incl. prior listings) 4 days

Property Overview

Property Type
5-9 Family
Listing Type
For Sale
Year Built
1963
Bedrooms
8
Full Bathrooms
8
Living Area
6,232 sq ft
Total Rooms
32
Stories
5
Levels
5

Room Details

Other Floor

Bathroom1
Bedroom5
Bedroom4
Bedroom3
Dining Room
Kitchen
Bathroom2
Bedroom2
Living Room
Bathroom3
Master Bedroom
Office
Family Room
Master Bathroom

Interior Features

Flooring: Wood, Vinyl
Appliances: Range, Refrigerator
Interior Features: Bathroom With Tub & Shower, Internet Available - Broadband, Kitchen, Living RM/Dining RM Combo, Office/Den
Windows: Screens
Basement: Full, Interior Entry, Bulkhead, Concrete
Laundry: Electric Dryer Hookup, Washer Hookup
Security:

Construction & Materials

Year Built: 1963
Structure Type:
Exterior Materials: Frame
Roof: Shingle
Foundation: Concrete Perimeter
Stories: 5

Heating, Cooling & Utilities

Heating: Electric
Cooling:
Hot Water: Electric
Water Source: Public
Sewer: Public Sewer
Energy Features:

Exterior & Lot

Exterior Features: Balcony
Patio & Porch: Patio
Fencing:
Other Structures:
Lot Features: Level
Road Surface:

Parking & Garage

Total Parking Spaces: 12
Parking Features: Off Street
School District
Gill-Montague School District local
D
School Safety 2024-25
0.0% Very Low (Safest)
5.5% below state avg
E

Elementary Schools

3 schools
Hillcrest Elementary School
0.3 mi
122 students Moderate
Grades PK-01
C
Sheffield Elementary School
0.4 mi | #664 of 824 | Score: 37.7
Dropped 2 spots from last year
-20.5 below state avg
199 students Moderate
Grades 02-05
C+
Discovery School at Four Corners
2.2 mi | #548 of 824 | Score: 43.0
Improved 151 spots from last year
-15.2 below state avg
185 students Moderate
Rising School Strong Attendance
Grades K-04
M

Middle Schools

3 schools
C-
Great Falls Middle School
0.8 mi | #312 of 352 | Score: 30.5
Dropped 9 spots from last year
-27.7 below state avg
228 students Moderate
Grades 06-08
Four Winds School
1.0 mi
Grades 06-08
C
Greenfield Middle School
2.4 mi | #275 of 352 | Score: 33.9
Dropped 16 spots from last year
-24.3 below state avg
325 students Moderate
Grades 05-07
H

High Schools

3 schools
C-
Turners Fall High School
0.8 mi | #308 of 346 | Score: 36.1
Dropped 104 spots from last year
-22.1 below state avg
199 students Moderate
16 sports • 658 athletes
Strong Athletics
Grades 09-12
Franklin Cty Sped Program
1.4 mi
Grades 09-12
C
Franklin County Technical School
1.4 mi | #276 of 346 | Score: 43.7
Dropped 117 spots from last year
-14.5 below state avg
643 students Less Diverse
Career Tech Programs College Ready Curriculum
Grades 09-12
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Monthly Payment Breakdown

Principal & Interest $0
Property Tax $905
Homeowners Insurance $200
PMI (if <20% down) $0

Loan Summary

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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.

Location

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Neighborhood

Turners Falls

21 Turners Falls Rd, Montague MA 01376

Montague, MA 01376

Listing Information

Listing Agent Rachel Simpson
Listing Office 5 College REALTORS® Northampton
Office Phone 413-585-8555
Agent MLS ID CN207786
Office MLS ID AN4474
Listing Data Updated Jul 3, 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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