Turnkey Boutique Inn and Event
For Sale
$1,147,000
75 E Main St, Orange, MA 01364
Restored Wheeler Mansion features 13 guest rooms, event space, and an onsite liquor license for hospitality operations.
Property Size13,589 SF
Lot Size1.54 Acres
Price / SF$81.93
Days on Market83
Property Features for 75 E Main St
General Information
Standard status
Active
Size
13,589 SF
Total Parking Spaces
30
Lot size
1.54 Acres
Property subtype
Multifamily
Additional Details
Business Included
Yes
Highway Access
Yes
Liquor License
Yes
Multifamily Units
13
Taxes and HOA fees
Annual Taxes
$15,869
Building Details
Building Size
13,589 SF
Year Built
1900
Listing Agency:
Real Broker MA, LLC
(508) 643-8166
Listed By:
Hometown Team
Source:
Classifiedrealtygroup
Added: Jun 4
Changed: Aug 24
Last Checked: Aug 25 at 4:58AM
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 Real Broker MA, LLC
Investment Insights
Based on property information with market context.
This turnkey boutique inn and licensed event venue is housed in the Wheeler Mansion, a meticulously restored 1903 Colonial Revival estate. The property includes 13 guest rooms plus a grand foyer, formal dining room, and billiards room. A large kitchen with ample storage supports ongoing operations, and the event bar is designed for guest gatherings. Grounds include landscaped features with rock elements and a private hedge maze, and most period furnishings convey. The property also offers ample onsite parking.
The estate is located at 75 E Main St in Orange, MA, along Route 2A, providing access to regional markets including Boston, Worcester, Southern NH, and Vermont.
Designed for a hospitality operation, the offering includes the framework for an established lodging and event business within a single landmark property.
The estate is located at 75 E Main St in Orange, MA, along Route 2A, providing access to regional markets including Boston, Worcester, Southern NH, and Vermont.
Designed for a hospitality operation, the offering includes the framework for an established lodging and event business within a single landmark property.
Key Highlights
- Nearly 14,000 sq ft Wheeler Mansion built in 1900, restored Colonial Revival estate on 1.54 acres in Orange, MA
- 13 guest rooms plus grand foyer, formal dining room, and billiards room for overnight and group stays
- Event venue setup includes event bar, with period furnishings that convey
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$84,788
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.39%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,695,760
$1.7M
Cap Rate 7%
$1,211,257
$1.2M
Cap Rate 9%
$942,089
$942.1K
Market Conditions
NOI Build-Up for 14,000 SF
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.
Gross rent
$210.0K $15.00/SF
− Vacancy
−$31.5K −$2.25/SF
EGI
$178.5K $12.75/SF
− OpEx
−$93.7K −$6.69/SF
NOI
$84.8K $6.06/SF
Area
Franklin County, MA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,695,760
Cap Rate 7%
$1,211,257
Cap Rate 9%
$942,089
Alternative Uses
Best Use
Hotel Hospitality
$1.21M
$1.06M – $1.41M
NOI $84,788 @ 7.0% cap · market cap 7.39%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$5.81M
$5.08M – $6.77M
NOI $406,377 @ 7.0% cap · market cap 35.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
13
Residential units
Turnkey business
Opportunity
Yes
Highway access
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 01364, MA
7,665
Population
3,435
Households
2.2
Avg Household Size
45
Median Age
16%
College-Educated
90%
High-School Grad
36.0 sq mi
ZIP Area
213
Density / Sq Mi
$54,061
Median Household Income
$37,525
Median Earnings
$745
Median Rent
$226,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Restored Wheeler Mansion features 13 guest rooms, event space, and an onsite liquor license for hospitality operations.
Where is this hotel located?
The property is located at 75 E Main St Orange, MA.
What is the asking price?
The asking price for this property is $1,147,000.
What are key features of this property?
This property features: Nearly 14,000 sq ft Wheeler Mansion built in 1900, restored Colonial Revival estate on 1.54 acres in Orange, MA; 13 guest rooms plus grand foyer, formal dining room, and billiards room for overnight and group stays; Event venue setup includes event bar, with period furnishings that convey
