Restored Estate
New
For Sale
$1,222,000
75 E Main St, Orange, MA 01364
Historic lodging property includes event facilities, guest accommodations, landscaped grounds, and on-site parking.
Property Size13,589 SF
Lot Size1.54 Acres
Price / SF$87.29
Days on Market2
Property Features for 75 E Main St
General Information
Standard status
Active
Size
13,589 SF
Lot size
1.54 Acres
Property subtype
Commercial
Zoning
A, Legal Conforming
Additional Details
Business Included
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$15,869
Amenities
grand foyer
formal dining room
billiards room
large kitchen
event bar
whimsical grounds
rock features
private hedge maze
Building Details
Building Size
13,589 SF
Year Built
1900
Buildings
1
Listing Agency:
Real Broker MA, LLC
(978) 652-3092
Listed By:
Hometown Team
(978) 652-3092
Source:
Startpoint
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 4:05AM
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.
The property combines a boutique lodging operation, licensed event venue, and short-term rental business within a restored Colonial Revival estate. The building provides nearly 14,000 square feet on 1.54 acres, with 13 guest rooms, a grand foyer, formal dining room, billiards room, large kitchen, event bar, and substantial storage. Period furnishings are included, and the property also has a liquor license.
Outdoor features include rock elements, landscaped grounds, and a private hedge maze, along with ample on-site parking. Zoned A, Legal Conforming, the property is positioned along Route 2A in Orange, Massachusetts, with access to Boston, Worcester, Southern New Hampshire, and Vermont. The existing configuration supports hospitality and event operations in a single estate setting.
Outdoor features include rock elements, landscaped grounds, and a private hedge maze, along with ample on-site parking. Zoned A, Legal Conforming, the property is positioned along Route 2A in Orange, Massachusetts, with access to Boston, Worcester, Southern New Hampshire, and Vermont. The existing configuration supports hospitality and event operations in a single estate setting.
Key Highlights
- Nearly 14,000 sq ft estate on 1.54 acres
- 13 guest rooms with grand foyer, formal dining room, and billiards room
- Licensed event venue with event bar and liquor license
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
6.94%
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 6.94%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$5.81M
$5.08M – $6.77M
NOI $406,377 @ 7.0% cap · market cap 33.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
283
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Hotel - Historic lodging property includes event facilities, guest accommodations, landscaped grounds, and on-site parking.
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 $1,222,000.
What are key features of this property?
This property features: Nearly 14,000 sq ft estate on 1.54 acres; 13 guest rooms with grand foyer, formal dining room, and billiards room; Licensed event venue with event bar and liquor license
