North 116 Flats: A Student Housing Decision Review

Built for students at the nearby University of Massachusetts, Amherst, North 116 Flats sits in the quieter town of Sunderland, about 4 miles north of campus. The property offers furnished one‑, two‑, and three‑bedroom units, with monthly prices ranging from USD 821 to USD 2,399 (indicative — confirm with the operator). A security deposit of USD 100 is required, and leases start from 3 months. Move‑in is available from 22 August 2026. The residence has earned a Google rating of 3.2 out of 5 from 125 reviews.

Who This Residence Suits

North 116 Flats appeals primarily to UMass Amherst students who prioritise space, modern finishes, and on‑site amenities. The property includes a gym, study area, and game room — features that support both productivity and downtime. Apartments come furnished, which removes the hassle of buying and moving furniture for international or out‑of‑state students. The dual‑occupancy tag suggests that some bedrooms can be shared, making it possible to reduce per‑person costs if you pair up with a roommate (confirm this option directly with the operator).

The minimum lease term of three months offers flexibility for summer sessions, short‑term internships, or those who want to trial the unit before committing to a full academic year. Families of students may also find the environment reassuring: one parent reviewer noted that the apartments “are clean, modern, and feel very safe,” adding peace of mind.

Who This Residence Does Not Suit

Students on a strict budget should note that the lower‑end prices (USD 821) likely apply only to the smallest units or shared arrangements. The maximum monthly rate of USD 2,399 is significantly above the city’s starting price of USD 821 (indicative — confirm with the operator). If you need the cheapest option in Amherst, this property may not be the most economical choice — especially once utilities and processing fees are added.

The property’s distance from campus (approximately a 10‑minute drive) could be a drawback for those without a car. Bus service exists but may not run as frequently as routes closer to the university. Additionally, a few residents have voiced dissatisfaction with the leasing office. One student — Akhila — commented: “However, the people at the leasing office are very hard to work with and can be unaccommodating.” If you value responsive, hassle‑free management, you may want to check recent reviews or speak to current tenants before signing.

What Residents Actually Say

Three Google reviews from the dataset capture a range of experiences.

Positive (family perspective): Andres Monsalve wrote: “As a parent, I couldn’t be happier with North 116 Flats. The apartments are clean, modern, and feel very safe, which gives me a lot of peace of mind. The staff has been incredibly kind and responsive whenever we’ve had questions. My child has had a great experience living there and really enjoys the community.” This indicates strong satisfaction from the family side, highlighting management responsiveness – though this contrasts with other reviews.

Mixed (student occupant): Akhila gave 3 stars and observed: “Apartment is really nice and spacious, has a lot of storage and good kitchen area. I love living with my roommates and have a great time. Apartment also comes furnished which is super convenient and nice. However, the people at the leasing office are very hard to work with and can be unaccommodating.” The physical unit gets praise; the main friction point is administrative interactions.

Negative (financial dispute): Noanah Malati rated 1 star and detailed a cost discrepancy: “My contract listed a base housing amount of $9,588.00, with a $799.00 monthly installment. But based on my ledger, I paid about $9,774.77 toward the account, plus about $308.40 in processing fees — around $10,083.17 out of pocket. That is already more than the full bas…” The review cuts off, but the implication is that total charges exceeded the contracted base amount. If you consider this property, ask for a complete breakdown of all fees, including processing, utilities, and any mandatory charges, and compare it to the lease’s stated total.

Price Positioning vs the City’s From‑Price

Amherst’s starting price for student housing on this platform is USD 821 per month. North 116 Flats offers units from that same figure, but its upper bound reaches nearly three times that. The property sits above the city’s median price point, especially for larger units. The lower end likely represents a studio or a share of a multi‑bedroom apartment.

For comparison, the deposit here is relatively low at USD 100, which helps upfront cash flow. However, as Noanah’s review suggests, actual out‑of‑pocket costs may exceed the advertised monthly installment once fees are included. Always ask for a sample ledger or an estimate of total semester costs.

Room‑Type Guidance

Three unit types are available: 1‑bedroom, 2‑bedroom, and 3‑bedroom. No studio is listed. The 1‑bedroom is ideal for a single occupant who values privacy; expect a price at the lower end of the range. The 2‑bedroom works well for two roommates who want separate bedrooms but a shared living area and kitchen. The 3‑bedroom could suit a group of three or, if dual‑occupancy is allowed in some rooms, more than three residents — but verify capacity with the operator.

All units are furnished, a major convenience. The presence of a “study area” and “game room” within the building suggests common spaces that complement private rooms.

Booking Timing

The earliest availability is 22 August 2026. For the 2026‑2027 academic year, typical UMass leases start in late August or early September. Booking a few months ahead — by spring or early summer 2026 — may give you a wider choice of unit types and floors, especially for the more affordable options. Since the property has only one listing on this platform and the city has limited on‑site inventory, demand may outstrip supply closer to August.

If you need a shorter lease (three months), confirm that the operator allows this for your desired move‑in date; some properties apply shorter‑term premiums.

Frequently Asked Questions

Is North 116 Flats within walking distance of UMass Amherst?

No. The address is in Sunderland, about 4 miles north of the main campus. Walking would take over an hour. Most residents use a car, bicycle, or the Pioneer Valley Transit Authority bus (route 31 or 36, with stops nearby). Check bus schedules for frequency, especially on weekends and evenings.

What utilities are included in the rent?

The provided data does not list utility inclusions. Some student apartments cover water and trash; electricity, gas, and internet are often separate. Confirm with the leasing office and ask for an itemised list of what is and is not included in the monthly price. Also clarify whether the USD 100 deposit covers damages only or is refundable in full.

Can I break my lease early?

The minimum lease term is three months, but early‑termination policies are not specified in the dataset. Ask the operator about penalties, notice periods, and whether subletting is allowed. Review the lease clause on buy‑outs before signing, especially if your graduation timeline or study plans may change.

Sources & Data Date

• Property listing data from amberstudent.com, snapshot taken July 2026.
• Google rating (3.2 from 125 reviews) and three verbatim reviews from the same source.
• City from‑price (USD 821) and property count (1) from the same platform.
• All prices are indicative — confirm with the operator.

For real‑time availability, current room types, and to verify any lease terms mentioned above, use the on‑site assistant on the property page.

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