List Price

View listing at Upstate Curious.

‍

Parcel

3 Main Street, Wassaic, NY 12592
0.544 acres

‍

Building

Floor area measurements are actual interior floor areas measured by an architect from detailed construction drawings. No fuzzy real-estate math or multipliers. Refer to drawings below for layout.

Barn Ground Floor

3,600 sf raw retail space
800 sf finished market space
400 sf finished commercial kitchen
520 sf finished office, bathrooms, mechanical
5,320 sf total ground floor area

Barn Second Floor

‍‍3,600 sf event and exhibition space
1,720 sf mechanical and storage space
5,320 sf total second floor area

Storage Shed

676 sf storage
72 sf walk-in cooler
748 sf total storage shed

11,388 sf total

‍

Economics

Location, location, location! This is a prime location off the last stop of the Metro-North Harlem line. Post-pandemic, we have seen a tremendous influx of high net worth individuals who take the Metro-North train from Grand Central Terminal to Wassaic, surrounding towns, and points further north.

If you choose to have commercial tenants on the ground floor, $6.00 per square foot is a typical all-inclusive commercial rate (includes utility services, cleaning services, maintenance services). With roughly 4,800 sf of leasable commercial space on the ground floor, this will generate an estimated $350,000 in rental income per year. The current tenant lease is a "sweetheart deal" for one year only, expiring June 30, 2024.

If you choose to host events or exhibitions in the 3,600 sf of open loft space on the upper floor, $10,000 per event is a typical fee for comparable spaces. The space can accommodate up to 300 persons.

‍

History and Vision

This is a unique property in a historic hamlet rich with community. Much of the original structure from 1920 remains intact and has been carefully restored over the last few years.

‍

History

The oldest portion of the barn was built in 1920 by the Willson & Eaton Company as a storage warehouse serving freight trains running between New York City and destinations further north.

In the mid-1940s, upon returning from service in Europe, Delos D. Luther purchased the barn, converted the original warehouse into a dairy barn, added a 4,800 sf addition to process milk, a 700 sf shed, and rudimentary bathrooms for employees. In later decades, the dairy barn evolved into a holding barn for weekly livestock auctions that were held at another Luther-owned barn just down the street. Local residents remember the festival-like atmosphere of the auctions that drew people from New York, Connecticut, Massachusetts, and beyond to the hamlet.

As the agricultural landscape changed in the 1990s, Sharon Kroeger, a local business owner, historian, and activist, purchased the barn in a bid to save this important historical structure. Sharon owns and operates Calsi's General Store across the street and has been a fervent supporter and advocate for our efforts to protect and revitalize the barn.

Note: In the photo above, you can see the chimney of the original Borden Company condensed milk factory. Although it no longer produces condensed milk, the original building remains today.

Vision

When we purchased the barn in 2017, we had a dream to create an environment where we could collaborate with designers and makers, support their entrepreneurial efforts, establish a marketplace for their goods, and engage the community with a broader understanding of what it means to design, fabricate, and use well-designed products.The ethos of design, craft, and hard work drove every decision we made over the past six years. We worked with exceptional carpenters and tradespeople, renovating and building to the highest standard.

‍

Site and Plans

We've had the benefit of being front and center of masterplanning with public and private developments in the community. Wassaic is evolving in a wonderful way and our plans at 3 Main Street have been developed in concert with community-wide initiatives.

As we developed our site plan, we cleaned and opened access to the stream, reclaimed planting areas around the barn, created outdoor seating areas, and moved toward making the barn a welcoming and open meeting destination for local residents and visitors, frequenting the barn or just passing by.

‍

Layout

We've defined the layout and program for the barn and property for the most efficient and effective use of space. By design, we've left plenty of room to adapt and adjust. Below is a summary of each space as we use it today.

Market

The market was conceived to be a full-service coffee shop and café, intended to serve the retail space, maker space, event space, exhibition space, and outdoor space of the barn. Broadly, it's a place where folks walk to (or drive to!) for morning essentials and sit by the stream enjoying a fresh-baked cinnamon roll and coffee.

The market is set up for high-end coffee service with custom cabinetry, flexible and adaptable shelving, and high-end commercial appliances, including a high-temperature dishwasher, built-in ice maker, reach-in drink cooler with glass door, and dedicated electrical and plumbing connections for a commercial espresso machine, hot water kettle, grinder, and everything you need for a high-end coffee shop.

We are proud to have Vitksy Bakery baking breads and pastries with organic and locally-sourced ingredients, Ten Mile Table selling a thoughtful selection of groceries and goods, and together building local community at Wassaic Commons.

Kitchen

The commercial kitchen is currently fitted as a bakery, but it can be adapted to many uses. It is compact by design. In a world where architectural spaces have ballooned to facilitate all possible options, the kitchen follows the ethos of the people and products we love most: minimal, focused, and efficient.

The kitchen includes extensive wiring and dedicated circuits for high-output appliances, a three-compartment sink with a hand spray, a vegetable wash sink, and a grease trap. Appliances include two True stainless steel reach-in refrigerators and one True stainless steel reach-in freezer.

Bathrooms

The bathrooms are designed to be used by staff and guests. One bathroom is wheelchair accessible and both bathrooms are gender neutral. The bathrooms are currently utilitarian and outfitted with the basics only. Our vision was to make them wondrous little jewel boxes, clad with wallpaper and finishes that evoke a civilized, quirky sensibility rather than the harshly lighted and homogenized commercial bathrooms we so often encounter.

Mechanical Room

The mechanical room is a compact space that houses all electrical, plumbing, and IT equipment for the barn. The mechanical room is hiding in plain sight behind custom wood paneling and is easily accessed through five concealed doors. If you look closely at the image below, you may notice discrete notches in the paneling with integrated door handles.The mechanical room includes a well controller, DOH-approved water treatment system, high-efficiency on-demand boiler, pumps and piping for heating and domestic water systems, programmable wi-fi enabled heating and cooling thermostats, electrical service panel, fully-configured network rack, mop sink, and storage for essential cleaning supplies. You'd never guess this was all neatly tucked away behind these five concealed doors.

Office

In the photo above, the green concealed door on the left side of the corridor is the shared office space. A discrete notch reveals an integrated door pull. The office is minimal, organized, and flooded with natural light. Fitted with work tables and adjustable shelving, it is also used to store additional quick-access inventory and used as a back-of-house prep space.

Retail Space

The 3,600 sf of raw retail space is directly accessible from the street through four large doors protected by a covered porch. We envisioned using two of these doors for access, leaving the other two doors to become fixed glass storefront displays, facing directly onto Main Street. The space is light and bright and can be configured in many ways.

Although we were not able to achieve the final phase of renovation in the retail space, we designed a simple concept that would transform this space. Just as we did in the market, we planned on opening the back wall with a series of simple, fixed windows that would provide a direct view through the building to the rail line beyond. This change is not complicated or expensive and would transform the space.

Event and Exhibition Space

The upper floor of the barn was originally designed as a receiving platform to load and unload coal, grain, and lumber from the passing train. Large doors were perfectly aligned with freight cars that would have been parked next to the building. In later years, the upper floor was used as a hay loft and then storage. During our tenure, we used the loft as a seasonal architectural office, maker space, private event space, and exhibition space. The future potential for this space is limitless.

The timbers in the loft are charred black from two fires, one in 1956 and one in 1972. The first was caused by teenagers smoking, and the second by the spontaneous combustion of damp hay. In both cases, the fire was extinguished before it caused structural damage. The result is a stunning charred finish that is naturally resistant to mold, mildew, and insects. The Japanese call this ancient finishing technique shou sugi ban. Although our shou sugi ban was achieved by accident, the result is stunningly unique. We have gone to great lengths to protect and preserve it.

The structure has been evaluated by structural engineers, architects, and timber specialists. The building is sound and in excellent structural condition, with little to no sagging or deflection — remarkable for a 100-year-old building.

Storage Shed

The storage shed is an accessory building behind the main barn. Historically, it was used for milk storage, processing, and distribution.

Neatly tucked inside the shed is a 12 ft x 6 ft commercial-grade walk-in cooler powered by a CoolBot Pro. The cooler is directly accessible from the kitchen via a freshly-poured sidewalk. We've installed ramps and threshold transitions to make it easy to wheel carts and dollies to and from the bakery.

Although this building has a modest and practical function today, it's true potential lies in the fact that the structure has been grandfathered in and could be re-purposed for something far more interesting. The building sits along a stream with access to one of the most beautiful and unseen parts of the property. With some thoughtful planning, this simple storage shed could be transformed into a wonderful modern building with amazing sight lines to Main Street, the stream, and the woods beyond.

‍

Renovation

After we purchased the barn in 2017, we immediately began the tedious process of removing the clutter and debris that accrued after decades of use. The timber structure that was meticulously and expertly erected in 1920 had seen decades of farm repairs. I grew up on a farm and appreciate the ingenuity and resourcefulness of farmers, but as an architect, I trembled at the patchwork of repairs and deferred maintenance we encountered. With quality of craft and the long-game of legacy in mind, we began a program of repairs, maintenance, and renovations that would set the barn up for success.

Construction

As architects and designers, we were able to find and work hand-in-hand with an extraordinary group of contractors, trades people, and craft persons, filing for all required permits and approvals at every step of the way. Having worked on high-end projects in New York City, across the country, and abroad, I can say without question that many of these local individuals were among the best we've ever worked with. We would be proud to make introductions to these individuals, ensuring the barn is in knowledgable hands and to continue supporting our local economy.

In additional to developing lasting relationships with local builders, we have good working relationships with the town, county, and state agencies that require permitting and approvals. All work has been done with licensed professionals and appropriate permitting.

‍

Roof

The roof was replaced in 2021. We removed at least five layers of heavy asphalt roofing that was leaking and replaced it with with a full-coverage layer of high-temperature, self-adhesive, ice-and-water membrane under metal roofing panels and flashings. The panel fasteners were specially ordered to not penetrate the roof deck so they would not ruin the blackened aesthetic of the interior ceiling. The roof has not leaked a single drop the past three years, despite some very harsh weather.

‍

Water

We drilled a new private well in 2022. The well is 385 feet deep, has 85 feet of steel casing, extraordinarily good flow at 75 gallons per minute, and exceptional water quality. As part of our public water permitting process, the well water undergoes a battery of tests periodically, including the new ultra sensitive "parts-per-trillion" tests that are now required by New York State. The water is clean, clear, and tastes excellent. A full set of detailed water reports are available upon request.

We are in the final stages of becoming a certified public water supply, which means that water will be treated to achieve 4-log (99.99%) standards — the highest standard required for safe public consumption and use in food service.

The state-of-the-art water treatment system — designed by Rennia Engineering and approved by the Dutchess Department of Health — includes a 5-micron sediment filter, 1-micron sediment filter, commercial UV filter with automatic shut-off, commercial chlorination tank, water softener that can be precisely adjusted to the optimal water hardness for baking bread and brewing coffee, and wireless water meter. All plumbing, piping, and equipment is NSF certified. All domestic water piping is copper.

Our current average daily usage is 80 gallons of water per day. The water system is designed to treat 450 gallons of water per day to match the capacity of the wastewater system. It can be readily expanded in the future, as needed.

Wastewater

A new wastewater treatment system was designed by Onsite Engineering, approved by the Dutchess County Department of Health, and installed to strict guidelines under supervision of a licensed engineer. The wastewater system includes an ETU (enhanced treatment unit) that is specially designed for tight, tricky locations near protected wetlands, in flood plains, and where separation to adjacent parcels is impossible. The ETU uses naturally occurring anaerobic bacteria to break down solids more rapidly, more thoroughly, and in a more organic and natural way than a traditional septic system.

The wastewater system is designed for 450 gallons of wastewater. It can be readily expanded in the future, as needed. The system is inspected annually by a certified engineer.

‍

Plumbing

When we purchased the barn, there was no plumbing on site other than a shallow point well that provided drinking water to cattle. In addition to drilling a new well and installing state-of-the-art water and wastewater treatment systems, we installed bathrooms and all required plumbing for a commercial kitchen and café, including a three-compartment wash sink, vegetable wash sink, hand wash sink, mop sink, hookups for a steam oven, ice makers, and espresso machine. We also put in new plumbing for two bathrooms that can be used by staff and customers. We've also stubbed out plumbing connections for fixtures in other areas of the barn.

Outside, we've stubbed out plumbing for an exterior sink, drinking fountain, and outdoor shower to serve the steady flow of cyclists that end their long 80-mile rides in Wassaic.

‍

Heating, Ventilation, Air Conditioning

The fully renovated portion of the barn is heated with a new high-efficiency, on-demand, gas-fired boiler. The kitchen and market are heated with concealed radiant heaters, and the bathrooms are heated with in-floor radiant heat on a separate zone. The boiler was sized and pipes stubbed-out to heat additional areas of the barn.

The kitchen, market, and ancillary spaces are cooled by two Mitsubishi mini-split heat pumps with ducted air handlers. The market, office, and bathrooms are cooled with a 3-ton unit. The kitchen is cooled with a dedicated 2-ton unit. Each unit can be individually operated with Honeywell T-10 thermostats and wireless remote sensors. Cool air is supplied through custom, concealed linear grilles that are fully integrated into the ceiling planks. All equipment is fully isolated from vibration and sound and operation is completely silent. During the heating season, both units continuously circulate warm air generated by the radiant heating system and provide supplemental heat if required. The result is a configurable, concealed, elegant, highly efficient heating and cooling system.

The bathrooms are vented directly to the exterior with Panasonic WhisperQuiet fans. The ducts for each bathroom are completely independent and separate from each other to prevent noise and smell from migrating. Each fan can be operated manually or automatically whenever the bathrooms are used.

The current kitchen configuration has a bakery, which does not require a hood or specialized ventilation. In the future, if you plan to put in commercial cooktops, ventilation was master-planned and can be installed with minimal disruption to architectural finishes.

All heating, cooling, and ventilation systems were designed by a professional MEP engineer and installed and maintained by a highly-qualified professional.

‍

Lighting

In the event and exhibition space in the loft, we wanted to create star-like atmospheric lighting against the deep black backdrop of the charred ceiling. After testing out ordered lighting layouts and random lighting layouts, we realized that humans are pretty bad at creating "random" arrangements. This led us to carve out a section of sky from a star map and use that as a template to lay out the overall lighting plan. We worked with recent astrophysics graduate Rhys Manley to establish a corollary between apparent star magnitude — a measure of size, distance, and brightness of a star — and light fixture sizes, heights, and brightness. The result is a dreamy constellation of Polaris, Ursa Minor, and neighboring stars, suspended at various heights in an airy loft space. We worked with  climber, cyclist, and bicycle mechanic Ben Webb to install light fixtures 20 feet overhead.

Lighting throughout the barn is color coordinated with matching Phillips Dimmable 5.5W Warm Glow 2700K-2200K 90 CRI G25 Globe LED Bulbs, Title 20 Compliant, Wet Rated, and controlled by precise Lutron Diva LED+ dimmers.

Electrical

Electrical service was upgraded in 2020 to new 400 amp service from new service poles on Main Street. The previous service entered through a circuitous path from an unreliable source. New service is safe, secure, and modern. New main panels, sub-panels, and wiring were installed by professional, licensed electricians with all required permitting and third-party inspections.

‍

Internet

Building durable and long-lasting infrastructure is essential — wiring for high-speed internet is no exception. The fully renovated portion of the barn is hard-wired with redundant CAT 6 insulated cables homerun to a central rack in the service closet. We installed Unifi Dream Machine Pro business-grade router, TP-Link gigabit smart switch, Unifi UNVR network video recorder, and Unifi G5 Bullet and G5 Dome high-definition cameras.

Business-grade equipment and cabling was designed to handle hundreds of guests inside, outside, and during special events.

We have a gigabit internet connection through Optimum Online, but we've spoken to Verizon several times and they have confirmed that FiOS is on the the way. Our Optimum connection was newly wired from the nearest service point on the street and has been highly reliable.

‍

Paint

We painted the exterior of the barn in 2023. As part of the painting process, we removed patches, scraps, nails, brackets, wires, devices, and other bits of junk that had been accrued and abandoned over the past century. The entire barn was pressure-washed with environmentally-friendly solvent and fully primed before applying two coats of premium Benjamin Moore Regal paint with a custom color completely unique to this building. The formula is fully documented for future touchups.

Acoustics

The acoustics of a space are often an afterthought. In the market, we were careful to isolate unwanted sounds coming into the space and dissipating noise within the market itself. The interior wood paneling is designed to help dissipate sound in the market. Interior partitions at the bathrooms, office, and mechanical room are fully insulated with heavy-duty sound batts and buffered with acoustical spacers and soundboard to isolate sound and noise. Mechanical equipment is remote, isolated, and installed on vibration damping pads wherever possible. New windows are double insulated for sound and temperature control.

Two newly purchased Sonos Era 300 speakers have been strategically hidden in corners to create the perfect ambiance.

Market Door

The glass market door was custom built from vintage, old-growth, Alaskan Yellow Cedar, which is naturally stable and resistant to moisture and insects. The door was fabricated and installed by long-time friends and master carpenters, Bob Barlow and Anthony Masina. Local talent and craftsmanship is second-to-none.

Cabinetry and Millwork

All cabinetry, paneling, and millwork in the market was design by Matthew Schnepf and custom fabricated by master carpenters Anthony Masina, Jonathan Beardsley, and Chris Reid. Every batten, door, drawer, and pull was designed specifically for this space — and it shows. The space is unique, efficient, organized, and beautiful.

Additional shelving is derived from the iconic IKEA IVAR shelving system, which was sanded, sealed, and installed throughout the space. This IKEA shelving system is ready available, inexpensive, adaptable, practical, and beautiful. The barn includes an incredible collection of shelving, tables, and chairs.

Sitework

The property is situated at the end of Main Street in a coveted spot near the Amenia Stream. In an effort to make the site more approachable, we first cleared and graded, then put in drainage and initial plantings, including 500 daffodil bulbs. A well-placed handicap parking spot is close to multiple retail entry points.

‍

Security

We've installed Unifi security cameras that can be accessed remotely, but we've also put in place infrastructure that allow security systems to be easily expanded and adapted as needed.

In addition to cameras, we have keyless entry locks, remote access smoke detectors, temperature sensors, water usage sensors, low-temperature sensors, and leak sensors that alert us to potential problems as they happen.

‍

Flood Control

A portion of the property is within FEMA's 1% chance flood plain, also known as the 100-year flood plain. This was a point of concern at first, but we have come to understand that (a) FEMA maps are algorithmically generated and the defined flood boundaries may not be accurate, (b) long-time residents attest that the property has not flooded in decades, and (c) the stream stayed well within its banks during the recent "once-in-a-generation" rainstorms we've recently experienced.

We graded and planted the stream bank and installed drainage pipes to improve surface and sub-surface drainage around the building. This foundational work has been incredibly successful, setting up the property for the long term.

‍

Pest Control

Though we've never had a problem with rodents or insects, we began a pest control program in 2023 that coincided with the grand opening of the bakery. We have indoor and outdoor bait traps that are checked and managed monthly. We've taken care to keep the property clean and clear of food sources and other things that may attract rodents. The bait traps rarely show any evidence of rodent activity. The bait traps are bird-friendly.

In addition to rodent control, we invested in a termite control program after noticing early stages of termite activity. There has been no further termite activity and we have an annual maintenance program to prevent their return.

We have not had any problems with ants, cockroaches, wasps, or other insects, but we spray and treat regularly to prevent new infestations from gaining a foothold.

‍

About the Area

Wassaic is two hours north of Manhattan by car or train. We initially visited and began spending time in Wassaic because it is easy to access via public transportation. Regionally, Wassaic is well positioned between wealthier communities in New York, Connecticut, and Massachusetts.

Access by Train

Wassaic is the last stop on Metro-North's Harlem line. Trains run  every two hours, seven days a week, throughout the year. The trip from Grand Central Terminal to Wassaic is roughly two hours. One of the main reasons we began visiting and eventually moved to Wassaic was the simplicity and ease of public transit between our apartment in Chelsea and home in Wassaic. We would come up every weekend.

There is a considerable amount of morning, evening, and weekend traffic from people arriving and departing on the train. Not only do we regularly see commuters, but area residents often pick up and drop off friends and family at the train station.

The Wassaic train station is accessible by foot or bike from the hamlet via the recently completed Harlem Valley Rail Trail. It's easy to get to the "big, green barn on Main Street".

‍

Access by Car

Wassaic is situated along Route 22 (NY 343), a key artery connecting New York City to points further north.

Wassaic is centrally located between the well-established towns of Amenia, Millbrook, Millerton, Kent, Sharon, and West Cornwall. Residents frequently travel between these communities for work, dining, entertainment, and shopping. Commuters and seasonal travelers from New York City often take the train to Wassaic, meet up with friends, then continue to destinations in upstate New York, the Berkshires, Vermont, and beyond.

‍

Access by Bicycle

The Harlem Valley Rail Trail, completed in 2020, provides a short bikeable (and walkable) path from downtown Wassaic to the Metro-North train station. From there, the the rail trail will extend another 46 miles north, passing through Amenia, Millerton, and Copake. The path is fully paved, well traveled by people of all ages, and traverses some of the most idyllic landscapes of the Harlem Valley.

From 2020 to 2022 we piloted a full-service bike shop in our barn. During this period, we saw a regular flow of bicycle traffic from the rail trail and a surprising volume of serious road cyclists passing through on back roads. In fact, we saw so much regional road traffic that we hosted a Rapha Prestige Ride to Mount Riga in 2022.

About the Area

Wassaic is a hamlet located within the Town of Amenia in Dutchess County. The “big green barn” as it’s known colloquially is ideally situated at the end of Main Street, adjacent to Amenia Stream. The southern trailhead for the Harlem Valley Rail Trail begins here and currently extends 26 miles north to Copake, NY (further expansion still underway). There are many avid cyclists and cycling clubs who come through Wassaic. Wassaic is home to the Wassaic Project, founded in 2008 as an artist residency program for emerging artists. They participate in Upstate Art Weekend, along with many other organizations and culinary institutions. There is tremendous support for sustainable farming practices, small-batch artisans, and inspired chefs. A few of the notable and noteworthy within a 20-mile radius:

‍Canoe Hill
Ore Hill
Serevan
Stissing House
The Lantern
Troutbeck
Willa Bar

Events

Whether indoors or out, upstairs or down, the barn is ideally situated on Main Street and perfectly configured as an event space. We've hosted a variety of events, as you'll see below, but the possibilities are endless.

‍

Art Installation

In 2019, artist Sarah Friedlander and the Wassaic Project presented CROWDS, a site-specific art installation in the upstairs loft of the barn, as part of the Wassaic Project's annual summer festival. The unique charred quality of the timber frame loft was complemented with blackout shades. Three screens were suspended in space and brought alive with video and sound. Visitors were measured in small groups to amplify the effects of video in a dark space.

Rapha Prestige Ride

In 2021, Rapha hosted a Prestige Ride to Mount Riga. The barn served as a launching point for the ride, providing bicycle maintenance, mechanics, and breakfast for riders departing on a grueling one-hundred-mile ride to Mount Riga and back.

Nonprofit Fundraisers

We've hosted a number of private nonprofit and political fundraising events for causes we support. The loft is not heated, but it is well-appointed as a three-season exhibition space. We've worked out the details of lighting, music, video, catering, and cocktails. While we were unable to fulfill our vision to make this a fully accessible space with a grand stair and lift, we would be happy to share drawings and plans.

Private Events

Although we've had numerous requests for private events (i.e., weddings and parties) and an offer to use the loft in a film, we have not capitalized on these opportunities due to our own timing and scheduling. The loft is a beautiful, magical, inspiring space — it is easy to fall in love with.

Next Steps

Life changes, priorities evolve, and as much as we've enjoyed renovating the barn and nurturing new relationships these past six years, it's time to pass the torch. We could not be more proud of what we've done to revitalize this historic old building, and we hope to find a buyer who has the same passion for craft and community that we do.

Buyers and Agents

We are happy to speak with all buyers, brokers, and agents. We have bought and sold several properties with and without brokers. We are open to listing this property with a selling broker, but we are picky, so you'd better be good.

‍

Contact Us

We've done our best to tell you as much as we can about this remarkable property, but I'm sure we missed something, so we are happy to answer questions you have. Or, if you're interested, we'd love to give you a tour. You can certainly email us, however, texting is the best way to reach us!

Matthew Schnepf
matthew@wassaiccommons.com
917-574-1614

Munawar Ahmed
munawar@wassaiccommons.com
917-656-5634