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$395,000

For Sale - Active
66 Reils Rd, Colrain, MA 01340
2 Beds
1 Bath
1,200 Square Feet
122.00 Acres Lot
Built in 1973
For Sale - Active
Units n/a
Checked: 6 hours ago
Updated: Sep 11, 2025 at 07:23PM

Investment Summary


Monthly Cash Flow
-$795
Cap Rate
3.3%
Cash-on-Cash Return
-10.5%
Debt Coverage Ratio
0.57
Internal Rate of Return (5 years)
-6.2%

Property Description


122.00 Acres Lot
Built in 1973
For Sale - Active
Units n/a

Attention outdoor enthusiasts, this is the ultimate retreat you've been waiting for! Tucked away in a peaceful and private setting, this 122-acre property features a babbling brook, streams and meandering trails providing endless opportunities to explore and enjoy nature. Whether you're seeking solitude or adventure, this serene escape offers the perfect balance. The rustic Cape-style home, while ready for updates, provides a warm and functional layout with an open kitchen and living area accented by cathedral ceiling, two bedrooms, a loft, a full bath, and a full walk-out basement. Ideally located near a variety of recreational activities, you're just 15 minutes from Berkshire East Resort and the Vermont border is just up the road. Enjoy skiing, fly-fishing, whitewater rafting, mountain biking, snowmobiling, and so much more. Conveniently located near the charming village of Shelburne Falls and only 20 minutes to I-91. This is a one-of-a-kind nature lover’s paradise.

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Location


Property Details


Parking

  • Description: Underground/Basement
  • Details: Off Street, Attached, Garage
  • Garage Spaces: 1
  • Spaces Total: 4

Bedroom Information

  • # of Bedrooms: 2

Bathroom Information

  • # of Baths (Full): 1
  • # of Baths (Partial): 0
  • # of Baths (Total): 1.0

Interior Features

  • # of Rooms: 6
  • # of Stories: 2
  • Basement: Yes
  • Basement Description: Full

Exterior Features

  • Exterior Walls Materials: Asbestos Shingle
  • Foundation: Concrete Perimeter
  • Roof Type: Gable
  • Roof Material: Shingle

Land Information

  • Land Use: Residential
  • Land Use Subtype: Single Family Residential

Lot Information

  • Parcel ID: COLRM:4190B:0002L:00000
  • Lot Size: 5314320 sqft

Property Information

  • Property Type: Single Family Residence
  • Style: Cape
  • Year Built: 1973

Tax Information

  • Annual Tax: $3,670

Utilities

  • Water & Sewer: Private
  • Heating: Baseboard, Wood Stove
  • Cooling: None

Location

  • County: Franklin

Investment Summary


Monthly Cash Flow
-$795
Cap Rate
3.3%
Cash-on-Cash Return
-10.5%
Debt Coverage Ratio
0.57
Internal Rate of Return (5 years)
-6.2%

Purchase Details

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Purchase price:
$395,000
Amount financed:
-$316,000
Down payment:
$79,000
Closing costs:
$11,850
Rehab costs:
$0
Initial cash invested:
$90,850
Square feet:
1,200
Cost per square foot:
$329
Monthly rent per square foot:
$1.67

Financing Details

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Loan amount:
$316,000
Loan to value ratio:
80.0%
Loan type:
Amortizing
Term:
30 years
Interest rate:
5.875%
Principal & interest:
$1,869
Property tax:
$306
Insurance:
$140
Private mortgage insurance (PMI):
$0
Monthly payment:
$2,315

Operating Income

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% Rent Monthly Yearly
Gross rent:
$2,000 $24,000
Vacancy loss: (6%)
6% -$120 -$1,440
Operating income:
$1,880 $22,560

Operating Expenses


% Rent Monthly Yearly
Property taxes: (15%)
15%-$306-$3,670
Insurance: (7%)
7%-$140-$1,680
Property management: (8%)
8%-$160-$1,920
Repairs & maintenance: (5%)
5%-$100-$1,200
Capital expenditures: (5%)
5%-$100-$1,200
HOA fees: (n/a)
n/an/an/a
Total operating expenses: (40%)
40%-$806-$9,670

Cash Flow


Monthly Yearly
Net operating income:
$1,074 $12,888
Mortgage payments:
-$1,869 -$22,428
Cash flow:
-$795 -$9,540