What is the rental yield in Factory Hollow, Amherst, Massachusetts?

The gross yield in Factory Hollow, Amherst, Massachusetts is 5.6. Prices are in line with the city median and about 25% below the state median, while prices have fallen 1.8% over the past year. The neighborhood also has a Red Flag score of 67 and walkability of 17.

How do home prices in Factory Hollow compare with Amherst and Massachusetts?

Home prices in Factory Hollow, Amherst, Massachusetts are in line with the city median and about 25% below the state median. They have declined 1.8% over the past year. The neighborhood also has a gross yield of 5.6, a Red Flag score of 67, and walkability of 17.

What are the walkability and education scores in Factory Hollow?

Factory Hollow in Amherst, Massachusetts has walkability of 17 and education in the 92nd percentile. It also shows a gross yield of 5.6, prices in line with the city median and about 25% below the state median, and a Red Flag score of 67.

How has Factory Hollow changed over the past year?

Over the past year, prices in Factory Hollow, Amherst, Massachusetts have fallen 1.8%. The neighborhood also has a gross yield of 5.6, a Red Flag score of 67, walkability of 17, and education in the 92nd percentile.

Neighborhood

Factory Hollow

Amherst, Massachusetts US

Factory Hollow in Amherst, Massachusetts is a higher-yield market with a gross yield of 5.6 and prices in line with the city median and about 25% below the state median. Prices have fallen 1.8% over the past year, while the neighborhood carries a Red Flag score of 67, walkability of 17, and education in the 92nd percentile. The main strength is the high gross yield; the main risk is the elevated Red Flag score.

AI Summary•Updated May 2026

Area

7.09 mi²

ZIP Code

01002

County

Hampshire County

State

Massachusetts

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$549,837

YoY-1.8%

Gross Rental Yield

5.6%

Listed rent · ZORI annualized

Red Flag Index

High

67 / 100

Walkability Score

Minimal

OpenStreetMap POI density · national percentile

Education Score

92 / 100

Excellent · better than 92% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Factory Hollow Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Factory Hollow, Amherst.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$549,837	-1.8%
Price / Sq Ft (Verified)	$288/sqft	+0.2%
Asking Rent (Median)	$2,563/mo	+6.8%
Gross Rental Yield	5.6%	—
Liquidity Score	20 / 100	Low
Homes Sold (Period)	38	-44.1%

Is Factory Hollow Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Massachusetts crime context.

Red Flag Breakdown

67 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Wildfire80Very High

Hurricane80Very High

Strong Wind80Very High

Hail80Very High

Flood60High

Tornado60High

Heat60High

Earthquake40Moderate

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Massachusetts averaged 14.3 crimes and 3.1 violent per 1,000 residents (+0.1% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Above-average gross rental yield at 5.6%

Wildfire risk is Very High (80/100)

Hurricane risk is Very High (80/100)

Insights are generated from Factory Hollow's live DistrictScore metrics.

Factory Hollow Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Massachusetts-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Massachusetts Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	14.3	3.1	+0.1%
2023	14.4	3.2	+4.2%
2022	14.0	3.2	+7.4%
2021	13.0	3.0	-3.1%
2020	13.6	3.1	-9.8%
2019	15.1	3.3	—

Reported at the state level — the finest official US crime aggregation; Factory Hollow inherits the Massachusetts figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Factory Hollow

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor2 nearbyHigh

Point-source screening near Factory Hollow: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Factory Hollow

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

17

Minimal

Walkability Score

2

Grocery

12

Dining

3

Schools

0

Universities

1

Hospitals

0

Pharmacies

10

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Factory Hollow's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Factory Hollow vs Amherst vs Massachusetts

How Factory Hollow benchmarks against its city and state medians.

Benchmark vs City & State

In Factory Hollow, the median sale price sits in line with the median for Amherst neighborhoods and about 23% below the statewide median. Gross rental yield is 5.6%, against 5.6% for Amherst neighborhoods and 4.8% statewide. Over the past 12 months, prices fell 1.8%. Transaction liquidity sits in line with the median for Amherst neighborhoods and in line with the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Factory Hollow	$288/sqft	5.6%	20
Amherst	$288/sqft	5.6%	20
Massachusetts	$372/sqft	4.8%	20

Unlock the Factory Hollow benchmark

Compare Factory Hollow against Amherst and Massachusetts medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Massachusetts tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.95% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 5% (+4% surtax over $1M); rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: $4.56 per $1,000.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

Conforms to 1031 but tracks deferred in-state gain after an out-of-state exchange.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Massachusetts property-tax guidance for foreign buyers

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Factory Hollow Real Estate FAQ

Factory Hollow in Amherst, Massachusetts shows a gross yield of 5.6, prices in line with the city median, and prices about 25% below the state median. Prices are down 1.8% over the past year, with a Red Flag score of 67, walkability of 17, and education in the 92nd percentile.

Neighborhoods near Factory Hollow

Compare Factory Hollow with nearby neighborhoods in Amherst.

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