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Single Family ResidenceResidential
$394,212$255 / 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 93How 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

86 COWLS RD

AMHERST, MA 01002
3
Beds
2 / 1
Baths
1,548 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.
0.46 ac
Lot SizeThe size of the land the home sits on, from county records.
1900
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
6
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$394K
$367K low$421K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$6,053 (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.$337,200 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$159,100
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$178,100
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$337,200

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.197 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%

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
CountyHampshire
Lot (acres)The size of the land the home sits on, from county records.0.46
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Forced Air

Transaction History(6)

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
Wildwood Elementary SchoolA-
Elementary · Grades KG–6 · 2.1 mi
M
Amherst - Pelham Regional Middle SchoolB+
Middle · Grades 7–8 · 2.4 mi
H
Amherst - Pelham Regional High SchoolA-
High · Grades 9–12 · 2.5 mi

District: Amherst-Pelham School District

Neighborhood · ZIP 01002These 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.108
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.86
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.92%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.24%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.19%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.29,604
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.523 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$84,336
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$108,051
Average tempThe average temperature here across a full year.46°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

86 Cowls 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 79% of homes in Amherst 01002
  • Costs less per square foot than 88% of homes in Amherst 01002
  • Older than 87% of homes in Amherst 01002

What homes are worth in Amherst 01002

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

This home
$238K$1.1M

This home is worth more than 21% of homes in Amherst 01002.

How it measures up in Amherst 01002

The dot is this home. The mark in the middle is the typical home in Amherst 01002.

Estimated value$394,212
CheaperTypical $522,179Pricier

Pricier than 21% of homes nearby

Price per ft²$255
CheaperTypical $317Pricier

Pricier than 12% of homes nearby

Living area1,548 ft²
SmallerTypical 1,702 ft²Bigger

Bigger than 42% of homes nearby

Lot size0.46 ac
SmallerTypical 0.56 acBigger

Bigger than 38% of homes nearby

Year built1900
OlderTypical 1969Newer

Newer than 13% of homes nearby

How 86 Cowls Rd ranks against every home in each area.
MeasureThis homeAmherst 01002Hampshire County
Estimated valuepricier than$394,21221% of homes39% of homes
Price per ft²pricier than$25512% of homes38% of homes
Living areabigger than1,548 ft²42% of homes44% of homes
Lot sizebigger than0.46 ac38% of homes37% of homes
Year builtnewer than190013% of homes16% of homes

About 86 Cowls Rd

How much is 86 Cowls Rd, Amherst, MA worth?

The TopHap Estimate for 86 Cowls Rd, Amherst, MA is $394,212 as of Aug 30, 2026. The likely range is $366,978 to $421,446. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 86 Cowls Rd, Amherst, MA last sell?

86 Cowls Rd, Amherst, MA last sold on Feb 10, 2026, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 86 Cowls Rd, Amherst, MA?

86 Cowls Rd, Amherst, MA has 3 bedrooms, 2 bathrooms, 1,548 square feet of living space and a 0.46-acre lot.

When was 86 Cowls Rd, Amherst, MA built?

86 Cowls Rd, Amherst, MA was built in 1900, making it 126 years old. The building has 2 stories.

What schools serve 86 Cowls Rd, Amherst, MA?

86 Cowls Rd, Amherst, MA is assigned to Wildwood Elementary School (elementary), rated A-; Amherst - Pelham Regional Middle School (middle), rated B+; Amherst - Pelham Regional High School (high), rated A-. All sit in Amherst-Pelham School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 86 Cowls Rd, Amherst, MA compare to other homes in Amherst 01002?

Among the 6,302 homes in Amherst 01002, it is worth more than 21% of them ($394,212 against a typical $522,179), its price per square foot is higher than 12% of them ($255 against a typical $317), it is bigger than 42% of them (1,548 ft² against a typical 1,702 ft²), its lot is bigger than 38% of them (0.46 ac against a typical 0.56 ac) and it is newer than 13% of them (1900 against a typical 1969). Measured against all of Hampshire County, it is worth more than 39% 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 86 Cowls Rd, Amherst, MA?

The 2025 property tax bill for 86 Cowls Rd, Amherst, MA was $6,053. The county assessed it at $337,200.

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