539 Pulpit Hill Rd, Amherst MA 01002
Amherst, MA 01002
$669,000
Est. $4,274/month
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About this home
Two-family investment property minutes from Puffer's Pond and just ~3 miles to UMass and vibrant downtown Amherst. Built in 1993 on 1.65 private acres, this well-maintained property offers two 3-bed, 1-bath units (6 bedrooms total), separate utilities, and an owned solar system helping offset utility costs. Puffer's Pond is one of the area's most beloved spots — swimming, hiking trails, and quiet natural beauty just down the road. Downtown Amherst adds restaurants, shops, and easy access to Amherst College and UMass — a huge draw for tenants and future owners alike. With excellent rental history, this property offers day-one cash flow for an investor (Owner Occupied exempt!), or the option to eventually live in one unit and rent the other. Also available alongside this property is 559 and 579 Pulpit Hill Rd — acquire all three as a package for a rare portfolio opportunity in one of the Valley's most sought-after rental markets. Book your showing today! See special showing instructions.
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Recently Sold Nearby
Property History
Market Insights
Property Timeline
Showing Instructions Updated
Jul 22, 2026
New showing requirements
Showing Instructions Updated
Jul 17, 2026
New showing requirements
Listed for Sale
Jul 17, 2026
$669,000
Original listing
Agent: Tess Coburn-Salem
Office: Delap Real Estate LLC
| Date | Event | Price | Change | $/sqft | Details |
|---|---|---|---|---|---|
| 07/22/2026 | 👁️ Showing Instructions Updated | - | - | - | New showing requirements |
| 07/17/2026 | 👁️ Showing Instructions Updated | - | - | - | New showing requirements |
| 07/17/2026 | 🏠 Listed for Sale | $669,000 | - | - | Original listing |
Tax History
| Year | Taxes | Assessment |
|---|---|---|
| 2026 | $8,291 | $490,300 |
Financial Details
Annual Property Tax
$8,291
Tax Year 2026
Assessed Value
$490,300
Facts & Features
Central AC
Home Facts
Type
Residential Income
Style
2 Family - 2 Units Up/Down
Year Built
1993
Living Area
1,908 sq ft
Lot Size
1.65 acres
Bedrooms
6
Full Baths
2
Total Rooms
8
Investment Metrics
Units
2
Unit 1 Rent
$2,300/mo · Y
Unit 2 Rent
$2,400/mo · Y
Total Monthly Rent
$4,700/mo
Gross Income
$56,400
Net Operating Income
$56,400
Cap Rate
8.43%
Interior
Heating
Forced Air, Heat Pump, Propane, Electric, Ductless
Cooling
Central Air, Ductless
Flooring
Wood, Tile, Vinyl, Carpet, Laminate
Appliances
Range, Dishwasher, Refrigerator, Washer, Dryer
Fireplace
None
Basement
Full, Finished, Walk-out Access
Laundry
None
Features
Living Rm/dining Rm Combo
Exterior
Construction
Frame
Architecture
None
Roof
Shingle
Features
None
Pool
None
Spa
None
Fencing
None
Patio/Porch
Deck - Wood
Parking
Features
Paved Drive, Off Street
Total Spaces
4
Utilities
Electric
None
Water
Public
Sewer
Private Sewer
Gas
None
Other
For Electric Range
Financial
Annual Tax
$8,291
Assessed Value
$490,300
HOA & Community
Fee Includes
None
Amenities
None
Optional Fee Includes
None
Down Payment Resource
Eligible
MA Disclosures
Seller Disclosures
Title V Scheduled, Power Line Easement On Property. Owner Has Never Lived On The Property. Buyer And Buyers Agent To Do Their Own Due Diligence. Propane Tank Possibly Leased And Located On 559s Lot. Buyer To Purchase Their Own Propane Tank Prior To Closing.
Additional Details
Possession
None
Accepted Financing
None
Structure Type
[]
House Color
white
Sq Ft Source
Public Record
Sq Ft Disclosures
Walkout Basement Apartment
Documents
None
County
Hampshire
Total market time (incl. prior listings)
25 days
Property Overview
Property Type
2 Family - 2 Units Up/Down
Listing Type
For Sale
Year Built
1993
Bedrooms
6
Full Bathrooms
2
Living Area
1,908 sq ft
Total Rooms
8
Stories
2
Levels
2
Floor Layout
Interactive room guide
Floor Layout
Finished Area
1,138 sq ft above grade
770 sq ft below grade
Display Options
Outdoor Areas
Patio & porchDeck - Wood
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:
Wood, Tile, Vinyl, Carpet, Laminate
Appliances:
Range, Dishwasher, Refrigerator, Washer, Dryer
Interior Features:
Living RM/Dining RM Combo
Windows:
Insulated Windows
Basement:
Full, Finished, Walk-Out Access
Laundry:
Security:
Construction & Materials
Year Built:
1993
Structure Type:
Exterior Materials:
Frame
Roof:
Shingle
Foundation:
Concrete Perimeter
Stories:
2
Heating, Cooling & Utilities
Heating:
Forced Air, Heat Pump, Propane, Electric, Ductless
Cooling:
Central Air, Ductless
Hot Water:
Electric
Water Source:
Public
Sewer:
Private Sewer
Energy Features:
Exterior & Lot
Exterior Features:
Patio & Porch:
Deck - Wood
Fencing:
Other Structures:
Lot Features:
Easements
Road Surface:
Paved
Parking & Garage
Total Parking Spaces:
4
Parking Features:
Paved Drive, Off Street
Nearby Schools
School District
Amherst-Pelham School District local
School Safety
2024-25
0.3%
Low
0.3%
Suspensions
0.7%
In-School
5.2% below state avg
Elementary Schools
3 schools
C+
Wildwood Elementary School
2.3 mi
|
#573 of 824
|
Score: 42.2
Dropped 332 spots from last year
-16.1 below state avg
314 students
Very Diverse
Diverse Student Body
Grades K-06
A-
Leverett Elementary School
3.1 mi
|
#224 of 824
|
Score: 53.6
Improved 349 spots from last year
-4.6 below state avg
137 students
Less Diverse
Rising School
Grades PK-06
C+
Fort River Elementary School
3.2 mi
|
#579 of 824
|
Score: 41.8
Dropped 279 spots from last year
-16.4 below state avg
371 students
Diverse
Diverse Student Body
Grades K-06
Middle Schools
1 school
A-
Amherst Regional Middle School
2.5 mi
|
#95 of 352
|
Score: 50.3
Improved 32 spots from last year
-7.9 below state avg
366 students
Diverse
Rising School
Diverse Student Body
Grades 07-08
High Schools
1 school
A-
Amherst Regional High School
2.7 mi
|
#84 of 346
|
Score: 61.6
Improved 113 spots from last year
+3.4 above state avg
816 students
Diverse
19 sports
• 1,680 athletes
Strong AP Program
Rising School
College Ready Curriculum
Strong Athletics
Grades 09-12
Learn about these ratings
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Loan Amount
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After down payment
Total Interest
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Over life of loan
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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
$691
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
539 Pulpit Hill Rd, Amherst MA 01002
Amherst, MA 01002
Listing Information
Listing Agent
Tess Coburn-Salem
Listing Office
Delap Real Estate LLC
Office Phone
413-586-9111
Agent MLS ID
CN229112
Office MLS ID
M95332
Listing Data Updated
Aug 10, 2026 3:33 PM 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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