Tucked along the scenic Mill River in the heart of Leeds, this unique property at 42 Water Street offers a rare blend of nature, charm, and comfort. Surrounded by mature trees and peaceful water views, the home features warm wood floors, vaulted ceilings with skylights, and an inviting open-concept layout filled with natural light. The spacious kitchen flows seamlessly into the living area, creating the perfect space for entertaining or relaxing. Outside, enjoy multiple riverside seating areas, a private patio, and tranquil outdoor spaces that feel like your own hidden retreat. Conveniently located just minutes from downtown Northampton, local shops, restaurants, bike paths, and conservation areas, this special home offers the perfect balance of privacy and accessibility. A truly one-of-a-kind Leeds setting with character and charm throughout.
For sale
Price cut: $50K (6/10)
$649,000
42 Water St, Leeds, MA 01053
4beds
2,158sqft
Single Family Residence
Built in 1900
10,202 Square Feet Lot
$642,400 Zestimate®
$301/sqft
$-- HOA
What's special
Private patioPeaceful water viewsSurrounded by mature treesWarm wood floorsMultiple riverside seating areasVaulted ceilings with skylights
- 35 days |
- 2,880 |
- 117 |
Zillow last checked:
Listing updated:
Listed by:
Patrick Cathro 413-250-6250,
Coldwell Banker Community REALTORS® 413-586-8355
Source: MLS PIN,MLS#: 73525048
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Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 4
- Bathrooms: 2
- Full bathrooms: 2
Primary bedroom
- Features: Closet, Flooring - Wall to Wall Carpet, Window(s) - Bay/Bow/Box, Lighting - Overhead
- Level: Second
- Area: 172.43
- Dimensions: 10.83 x 15.92
Bedroom 2
- Features: Closet, Flooring - Wall to Wall Carpet, Window(s) - Bay/Bow/Box
- Level: Second
- Area: 183.04
- Dimensions: 11.5 x 15.92
Bedroom 3
- Features: Closet, Flooring - Wood, Window(s) - Bay/Bow/Box, Lighting - Overhead
- Level: First
- Area: 153.35
- Dimensions: 10.17 x 15.08
Bedroom 4
- Features: Closet, Flooring - Wood, Window(s) - Bay/Bow/Box, Lighting - Overhead
- Level: First
- Area: 103.92
- Dimensions: 10.75 x 9.67
Bathroom 1
- Features: Bathroom - Full, Bathroom - With Tub, Lighting - Sconce, Lighting - Overhead
- Level: First
- Area: 51.67
- Dimensions: 10 x 5.17
Bathroom 2
- Features: Bathroom - Full, Bathroom - With Shower Stall, Flooring - Stone/Ceramic Tile, Lighting - Overhead
- Level: Second
- Area: 59.8
- Dimensions: 6.58 x 9.08
Kitchen
- Features: Cathedral Ceiling(s), Ceiling Fan(s), Flooring - Wood, Window(s) - Bay/Bow/Box, Dining Area, Countertops - Stone/Granite/Solid, Kitchen Island, Deck - Exterior, Exterior Access, Open Floorplan, Slider, Lighting - Overhead, Half Vaulted Ceiling(s)
- Level: First
- Area: 665
- Dimensions: 33.25 x 20
Heating
- Central, Forced Air, Baseboard, Natural Gas
Cooling
- Central Air
Appliances
- Included: Gas Water Heater, Water Heater, Range, Dishwasher, Microwave, Refrigerator, Washer, Dryer
- Laundry: Gas Dryer Hookup, Washer Hookup, In Basement
Features
- Sauna/Steam/Hot Tub
- Flooring: Wood, Tile
- Basement: Full,Walk-Out Access,Interior Entry
- Has fireplace: No
Interior area
- Total structure area: 2,158
- Total interior livable area: 2,158 sqft
- Finished area above ground: 2,158
Property
Parking
- Total spaces: 3
- Parking features: Paved Drive, Off Street, Paved
- Uncovered spaces: 3
Features
- Patio & porch: Deck
- Exterior features: Deck, Rain Gutters, Hot Tub/Spa, Other
- Has spa: Yes
- Spa features: Private
- Has view: Yes
- View description: Scenic View(s)
- Waterfront features: Waterfront, River, Direct Access
Lot
- Size: 10,202 Square Feet
- Features: Cleared
Details
- Parcel number: M:010B B:0076 L:0001,3714977
- Zoning: URB
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Farmhouse
- Property subtype: Single Family Residence
Materials
- Frame, Brick, Stone, Block
- Foundation: Concrete Perimeter, Block, Stone, Brick/Mortar
- Roof: Shingle
Condition
- Year built: 1900
Utilities & green energy
- Electric: Circuit Breakers, 100 Amp Service
- Sewer: Public Sewer
- Water: Public
- Utilities for property: for Gas Range, for Gas Dryer
Community & HOA
Community
- Features: Public Transportation, Shopping, Pool, Tennis Court(s), Park, Walk/Jog Trails, Golf, Medical Facility, Laundromat, Bike Path, Highway Access, House of Worship, Public School, University, Sidewalks
HOA
- Has HOA: No
Location
- Region: Leeds
Financial & listing details
- Price per square foot: $301/sqft
- Tax assessed value: $505,200
- Annual tax amount: $7,037
- Date on market: 5/27/2026
- Listing terms: Contract
- Road surface type: Paved
Estimated market value
$642,400
$610,000 - $675,000
$3,592/mo
Price history
| Date | Event | Price |
|---|---|---|
| 6/10/2026 | Price change | $649,000-7.2%$301/sqft |
Source: MLS PIN #73525048 Report a problem | ||
| 5/27/2026 | Listed for sale | $699,000+156%$324/sqft |
Source: MLS PIN #73525048 Report a problem | ||
| 7/26/2022 | Listing removed | -- |
Source: Zillow Rental Manager Report a problem | ||
| 5/24/2022 | Listed for rent | $2,800$1/sqft |
Source: Zillow Rental Manager Report a problem | ||
| 9/29/2006 | Sold | $273,000+992%$127/sqft |
Source: Public Record Report a problem | ||
| 9/14/2001 | Sold | $25,000-69.3%$12/sqft |
Source: Public Record Report a problem | ||
| 1/14/2000 | Sold | $81,500-18.5%$38/sqft |
Source: Public Record Report a problem | ||
| 10/10/1989 | Sold | $100,000$46/sqft |
Source: Public Record Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | $7,037 +6.3% | $505,200 +16% |
| 2024 | $6,617 -0.6% | $435,600 +3.7% |
| 2023 | $6,654 +10.5% | $420,100 +24.8% |
| 2022 | $6,024 +12.7% | $336,700 +9.4% |
| 2021 | $5,346 +3.4% | $307,800 |
| 2020 | $5,171 +24.7% | $307,800 +28.9% |
| 2019 | $4,148 +3.6% | $238,800 +1.6% |
| 2018 | $4,004 +2.1% | $235,000 |
| 2017 | $3,922 +3.3% | $235,000 |
| 2016 | $3,798 +10.2% | $235,000 +7.7% |
| 2015 | $3,446 +2.7% | $218,100 |
| 2014 | $3,357 +7.9% | $218,100 |
| 2013 | $3,110 -4.3% | $218,100 -10.4% |
| 2012 | $3,251 +3% | $243,500 |
| 2011 | $3,156 +2.5% | $243,500 |
| 2010 | $3,078 +3.5% | $243,500 -6% |
| 2009 | $2,974 -0.6% | $259,100 -3% |
| 2008 | $2,992 +2.9% | $267,100 |
| 2007 | $2,909 +2.2% | $267,100 +10.1% |
| 2006 | $2,847 -11.4% | $242,700 -3% |
| 2005 | $3,215 +20.5% | $250,200 +25.4% |
| 2004 | $2,669 +2.1% | $199,500 +25.2% |
| 2003 | $2,613 +38.8% | $159,300 +31.9% |
| 2001 | $1,882 | $120,800 |
Find assessor info on the county website
Monthly payment
Est. payment$--/mo
Payment breakdown
Explore the cost of this home by adjusting the details. Changes won't be saved.All calculations are estimates and provided by Zillow, Inc. for informational purposes only. Actual amounts may vary.
HOA fees may include property taxes on listings classified as Co-Ops. Contact the listing agent and/or owner for fee details.
Mortgage interest rates are dependent on a number of factors, including credit score, down payment, and repayment length. Interest rate data provided by Zillow Group Marketplace, Inc. as of 1/1/1970 from various mortgage lenders with which we have lead or other similar arrangements; the Estimated Payment is an average of those rates.
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Climate risks
Neighborhood: 01053
Nearby schools
GreatSchools rating
- 7/10LeedsGrades: PK-5Distance: 0.2 mi
- 6/10John F Kennedy Middle SchoolGrades: 6-8Distance: 1.4 mi
- 9/10Northampton High SchoolGrades: 9-12Distance: 3.2 mi
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