Building Details

Year Built 1990

Listing Agency: 5 College REALTORS Northampton

Listed By: Julie Starr Show Phone

Source: Fivecollegerealtors

Added: Apr 3 Changed: Oct 11 Last Checked: Oct 14 at 11:16PM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of 5 College REALTORS Northampton

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Investment Insights

Based on property information with market context.

The Curtis House is a mixed-use wedding and events property centered on a Gambrel-style main residence with over 5,100 square feet of living space. The house includes five bedrooms, 4 1/2 baths, commercial and cook's kitchens, cold storage, an office, sewing room, laundry room, four fireplaces, covered porches, an accessory apartment, and outdoor amenities including stone patios, an outdoor shower, and hot tub.

A 2,200-square-foot post-and-beam barn provides a full-service event area with prep kitchen, two bathrooms, dedicated HVAC, bar, patios, fire pit, and an attached Lutton greenhouse. The property encompasses four acres at 14 South Street in Ashfield, Massachusetts. The site has operated as the home of Gloriosa + Co Weddings/Events for over 30 years. Main-house heating uses oil and propane, while the barn has propane and minisplit systems for heating and cooling. Inventory and training may also be available from the seller.

Key Highlights

• Four‑acre mixed‑use wedding and events property at 14 South Street, Ashfield, MA 01330
• 2,200 sf post‑and‑beam barn configured as a full‑service event space
• Main residence offers over 5,100 sf, five bedrooms, and 4 1/2 baths

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$75,555

Cap Rate

4.08%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,511,100 $1.5M

Cap Rate 7%

$1,079,357 $1.1M

Cap Rate 9%

$839,500 $839.5K

Is this asking price fair?

Market Conditions

NOI Build-Up for 7,300 SF

Gross rent

$131.4K $18.00/SF

− Vacancy

−$10.5K −$1.44/SF

EGI

$120.9K $16.56/SF

− OpEx

−$45.3K −$6.21/SF

NOI

$75.6K $10.35/SF

Area

Franklin County, MA

Vacancy

8.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

37.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,511,100

Cap Rate 7%

$1,079,357

Cap Rate 9%

$839,500

Alternative Uses

Best Use

Mixed Use

$1.08M

$944.4K – $1.26M (±1% cap)

NOI $75,555 @ 7.0% cap · market cap 4.08%

Second Best

—

—

no second resolved use

Theoretical Best

Healthcare Medical

$3.03M

$2.65M – $3.53M (±1% cap)

NOI $211,897 @ 7.0% cap · market cap 11.45%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Gloriosa & Co. Wedding Service

Suggested Use

Top Pick Electrical Service Building Supply Auto Repair Shop Bakery Grocery & Convenience Store Garden Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

74

Businesses Nearby

Explore this area Business Placement

Demographics for 01330, MA

1,500

Population

915

Households

1.6

Avg Household Size

55

Median Age

50%

College-Educated

97%

High-School Grad

34.5 sq mi

ZIP Area

43

Density / Sq Mi

$81,691

Median Household Income

$41,004

Median Earnings

$957

Median Rent

$368,400

Median Home Value

Frequently Asked Questions

What type of property is this?

Wedding venue - Historic-style estate combines event facilities, residential accommodations, outdoor gathering areas, and a greenhouse on a spacious rural setting.

Where is this wedding venue located?

The property is located at 14 South Street Ashfield, MA.

What is the asking price?

The asking price for this property is $1,850,000.

What are key features of this property?

This property features: Four‑acre mixed‑use wedding and events property at 14 South Street, Ashfield, MA 01330; 2,200 sf post‑and‑beam barn configured as a full‑service event space; Main residence offers over 5,100 sf, five bedrooms, and 4 1/2 baths