Amherst, Massachusetts · Hampshire County
Ephraim Cushman Homestead
Ephraim Cushman Homestead is a low-income housing tax credit (Section 42) property at 99 Bridge St, Amherst, MA 01002 with 4 income-restricted apartments out of 4, placed in service in 1988. In 2026 a household of four qualifies for a 60% unit here with income up to $78,900, and a 60% two-bedroom can charge at most $1,776 a month in gross rent.
Equal housing opportunity. Fair Housing Act protections apply, and tax credit properties can't turn down a Housing Choice voucher. Report discrimination to HUD at 1‑800‑669‑9777. LIHTC Atlas doesn't own, manage or rent these apartments.
Full fair housing notice
Tax credit properties must follow the Fair Housing Act, which bars discrimination because of race, color, religion, sex, disability, familial status or national origin, and they may not refuse an applicant because the applicant holds a Housing Choice (Section 8) voucher (IRC 42(h)(6)(B)(iv)). Properties HUD lists as senior housing may limit who lives there by age only as the Fair Housing Act's housing-for-older-persons exemption allows. To report housing discrimination, call HUD at 1‑800‑669‑9777.
LIHTC Atlas does not own, manage or rent these apartments and does not take applications. Contact each property's management for availability, rents and income rules. Listings come from HUD's database and may be out of date.
Property facts
- Address
- 99 Bridge St, Amherst, MA 01002 (map)
- County
- Hampshire County
- Apartments
- 4
- Income-restricted apartments
- 4
- Placed in service
- 1988
- Credits allocated
- 1988
- Construction
- Acquisition and rehab
- Tax-exempt bond financing
- No
- Census tract (2020)
- 25015820300
- HUD project ID
- MAB19880075
Source: HUD's national LIHTC database (LIHTCPUB, revised May 28, 2026; projects placed in service through 2024), as the state allocating agency reported it. HUD lists the property as still monitored for compliance. Contact the property's management for current rents, availability and income rules.
2026 income limits and rents in Hampshire County
To rent an income-restricted apartment here in 2026, a household's income has to be at or under the unit's limit: $55,200 for one person or $78,900 for four at 60% of area median, $46,000 or $65,750 at 50%. HUD's FY2026 median family income for the area (Amherst Town-Northampton, MA MSA) is $124,400.
Income limits by household size, 2026
| Level | 1 person | 2 people | 3 people | 4 people |
|---|---|---|---|---|
| 50% AMI | $46,000 | $52,550 | $59,200 | $65,750 |
| 60% AMI | $55,200 | $63,060 | $71,040 | $78,900 |
Maximum gross monthly rent by unit size, 2026
| Level | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| 50% AMI | $1,150 | $1,231 | $1,480 | $1,710 | $1,907 |
| 60% AMI | $1,380 | $1,478 | $1,776 | $2,052 | $2,289 |
Source: HUD FY2026 MTSP income limits (files dated March 27, 2026). Rents are ceilings, gross of the utility allowance for tenant-paid utilities, computed by the IRS Publication 5913 method (30% of the limit for 1 person in a studio or 1.5 people per bedroom, over 12, rounded down); the rent the property charges can be lower. A project's limits can't fall below those of earlier years (IRC 142(d)(2)(E)), so a property already in service may use higher figures. All 2026 limits for Hampshire County, every level from 20% to 80%.
How long the units stay affordable
15-year compliance period: 1988 to about 2002. It starts with the first year of the credit period, which is the year the building was placed in service or, if the owner elects, the next year, so it can run a year later, through 2003 (IRC 42(f)(1), 42(i)(1)). It has ended.
Extended use: HUD dates this property's allocation to 1988. Credits allocated before 1990 came without the federal extended use requirement, which began with allocations after 1989; any longer restriction would come from the state agency or other financing.
QCT and DDA status
Its 2020 census tract, 25015820300, is a Qualified Census Tract on HUD's 2027 list. ZIP code 01002 matches a ZIP code area (ZCTA) HUD lists as a 2027 Small Difficult Development Area (Amherst Town-Northampton, MA MSA).
For the year it was placed in service, HUD's record puts the property not in a Qualified Census Tract, on that year's tract boundaries.
The 2027 lists (HUD, Federal Register Doc. 2026-20390) govern allocations made after 2026, such as a resyndication; the property's original basis boost depended on the lists in force when it received credits. A ZIP code and its ZCTA usually match but not always. Check an exact address with the QCT and DDA lookup.
Other tax credit properties in Amherst
- Bc Noth Square85 Cowls Road · 22 restricted units
- Olympia Amherst LP85 Olympia Dr ·
- East Gables123 Northampton Road · 28 restricted units
- Mill Valley Estates340 Riverglade Dr · 74 restricted units
- Pomeroy Lane34 Pomeroy Ln · 18 restricted units
- Butternut Farm & Amherst12 Longmeadow Dr · 26 restricted units
All 7 properties in Amherst. Nearby cities: Northampton (7), Holyoke (23), Chicopee (8), Greenfield (6), Springfield (60), Westfield (6).
How tax credit apartments work
Rent in an income-restricted unit is capped by the unit's size, not set by your income, and you qualify if your household earns at or under the unit's limit, usually 50% or 60% of the area median. You can apply with a Housing Choice voucher. How to qualify, step by step.