Permitted Wedding Venue With
New
For Sale
$1,450,000
38217 MOUNTAIN AIR LANE, Lovettsville, VA 20180
County-approved event property includes a licensed production kitchen, guest accommodations, and extensive supporting improvements.
Property Size4,392 SF
Price / SF$330.15
Days on Market3
Property Features for 38217 MOUNTAIN AIR LANE
General Information
Standard status
Active
Size
4,392 SF
Property subtype
Farm
Building Details
Year Built
2023
Listing Agency:
Century 21 Redwood Realty
(703) 217-6665
Listed By:
Kevin E LaRue · License #0225085767
(703) 217-6665
Source:
Cummingsrealtors
Added: Jul 31
Changed: Aug 2
Last Checked: Aug 2 at 3:12AM
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 Century 21 Redwood Realty
Investment Insights
Based on property information with market context.
Set across 10 acres, this 4,392-square-foot wedding venue combines an event barn with private living quarters and supporting improvements. The main level includes an event area, two restrooms, and a licensed commercial production kitchen equipped with new appliances. The upper level provides four bedrooms, two full baths, an open living and dining area, vaulted ceilings, a full kitchen, and a separate laundry room. A partially finished lower level adds two flex rooms, a full bath, storage, and additional space for event support. An attic provides further storage capacity.
The property is approved and permitted for event-venue operations, with residential and commercial zoning in place. Approximately two fenced acres contain mature apple, peach, plum, persimmon, and fig trees, along with established blueberry bushes. Additional improvements include a paved circular driveway, a tractor shed with solar panels, honey bee hives, and power installed for potential construction of another dwelling. The slate front patio was completed in 2026.
The property is approved and permitted for event-venue operations, with residential and commercial zoning in place. Approximately two fenced acres contain mature apple, peach, plum, persimmon, and fig trees, along with established blueberry bushes. Additional improvements include a paved circular driveway, a tractor shed with solar panels, honey bee hives, and power installed for potential construction of another dwelling. The slate front patio was completed in 2026.
Key Highlights
- 10‑acre wedding venue with a 4,392 SF event barn and private living quarters
- County‑approved and fully permitted event venue with residential and commercial zoning
- Licensed commercial production kitchen with brand‑new appliances
Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $131.8k | $30.00 |
| − Vacancy | −$3.3k | −$0.75 |
| EGI | $128.5k | $29.25 |
| − OpEx | −$32.1k | −$7.31 |
| NOI | $96.3k | $21.94 |
4,392 SF · lease $30.00/SF/yr · vacancy 2.50% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$1.38M
$1.20M – $1.61M
NOI $96,350 @ 7.0% cap · market cap 6.64%
Second Best
Industrial
$414.9K
$363.1K – $484.1K
NOI $29,046 @ 7.0% cap · market cap 2.00%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
143
Businesses Nearby
Explore this area
Business Placement
Demographics for 20180, VA
8,073
Population
2,702
Households
3
Avg Household Size
41
Median Age
58%
College-Educated
96%
High-School Grad
43.0 sq mi
ZIP Area
188
Density / Sq Mi
$162,955
Median Household Income
$70,625
Median Earnings
$2,071
Median Rent
$629,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Wedding venue - County-approved event property includes a licensed production kitchen, guest accommodations, and extensive supporting improvements.
Where is this wedding venue located?
The property is located at 38217 MOUNTAIN AIR LANE Lovettsville, VA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 10‑acre wedding venue with a 4,392 SF event barn and private living quarters; County‑approved and fully permitted event venue with residential and commercial zoning; Licensed commercial production kitchen with brand‑new appliances
