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Single Family ResidenceResidential
$291,215$291 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 96How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026
Last sold for $203,000 on Aug 27, 2009

46 RIVER RD

LEEDS, MA 01053
2
Beds
1
Baths
1,000 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.29 ac
Lot SizeThe size of the land the home sits on, from county records.
1920
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$291K
$278K low$304K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$203,000 · Aug 27, 2009

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,607 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$330,700 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$111,200
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$219,500
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$279,300
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$377,245

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.40
19
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
16
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
61
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
95
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
10
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.15 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Conventional
CountyHAMPSHIRE
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1961
Lot (acres)The size of the land the home sits on, from county records.0.29
HeatingThe type of heating system in the home.Steam
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Detached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(5)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Leeds Street SchoolB+
Elementary · Grades PK–5 · 0.3 mi
M
John F. Kennedy Middle SchoolB-
Middle · Grades 6–8 · 1.5 mi
H
Northampton High SchoolA
High · Grades 9–12 · 3.4 mi

District: Northampton School District

Neighborhood · ZIP 01053These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.74
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.89
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.55

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.31%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.7.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.0.9%
PopulationHow many people live in this area.1,621
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.314 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$94,765
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$111,006
Average tempThe average temperature here across a full year.47°F
Annual precipHow much rain and melted snow falls here in a typical year.47 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.50%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

46 River Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 88% of homes in Hampshire County
  • Costs more per square foot than 78% of homes in Leeds 01053
  • Smaller than 93% of homes in Leeds 01053
  • Has a smaller lot than 80% of homes in Leeds 01053
  • Older than 79% of homes in Hampshire County

What homes are worth in Leeds 01053

Each bar is how many homes fall in that price range. The marker is this home.

This home
$187K$1M

This home is worth more than 17% of homes in Leeds 01053.

How it measures up in Leeds 01053

The dot is this home. The mark in the middle is the typical home in Leeds 01053.

Estimated value$291,215
CheaperTypical $407,082Pricier

Pricier than 17% of homes nearby

Price per ft²$291
CheaperTypical $258Pricier

Pricier than 78% of homes nearby

Living area1,000 ft²
SmallerTypical 1,613 ft²Bigger

Bigger than 7% of homes nearby

Lot size0.29 ac
SmallerTypical 0.79 acBigger

Bigger than 20% of homes nearby

Year built1920
OlderTypical 1974Newer

Newer than 25% of homes nearby

How 46 River Rd ranks against every home in each area.
MeasureThis homeLeeds 01053Hampshire County
Estimated valuepricier than$291,21517% of homes12% of homes
Price per ft²pricier than$29178% of homes59% of homes
Living areabigger than1,000 ft²7% of homes10% of homes
Lot sizebigger than0.29 ac20% of homes21% of homes
Year builtnewer than192025% of homes21% of homes

About 46 River Rd

How much is 46 River Rd, Leeds, MA worth?

The TopHap Estimate for 46 River Rd, Leeds, MA is $291,215 as of Aug 30, 2026. The likely range is $278,303 to $304,127. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 46 River Rd, Leeds, MA last sell?

46 River Rd, Leeds, MA last sold on Aug 27, 2009 for $203,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 46 River Rd, Leeds, MA?

46 River Rd, Leeds, MA has 2 bedrooms, 1 bathrooms, 1,000 square feet of living space and a 0.29-acre lot.

When was 46 River Rd, Leeds, MA built?

46 River Rd, Leeds, MA was built in 1920, making it 106 years old. It is a conventional home. The building has 1 story.

What schools serve 46 River Rd, Leeds, MA?

46 River Rd, Leeds, MA is assigned to Leeds Street School (elementary), rated B+; John F. Kennedy Middle School (middle), rated B-; Northampton High School (high), rated A. All sit in Northampton School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 46 River Rd, Leeds, MA compare to other homes in Leeds 01053?

Among the 605 homes in Leeds 01053, it is worth more than 17% of them ($291,215 against a typical $407,082), its price per square foot is higher than 78% of them ($291 against a typical $258), it is bigger than 7% of them (1,000 ft² against a typical 1,613 ft²), its lot is bigger than 20% of them (0.29 ac against a typical 0.79 ac) and it is newer than 25% of them (1920 against a typical 1974). Measured against all of Hampshire County, it is worth more than 12% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 46 River Rd, Leeds, MA?

The 2025 property tax bill for 46 River Rd, Leeds, MA was $4,607. The county assessed it at $330,700.

More homes on River Rd

Closest homes

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Assigned schools

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