Old Orchard Beach Inn Offered at $1,195,000

At a glance

An aerial taken right above the inn

The town of Old Orchard Beach has preserved some of the town's history, a conscious effort to revitalize the downtown area and its immediate surrounding Historic District buildings.

Old Orchard Beach is a community in which residents and tourists alike may take full advantage of a restful day on our seven-mile stretch of wide-open beach. Enjoy any of the 25 rides and arcade games at Palace Playland, our seaside amusement park. Funtown/Splashtown USA is home to one of the largest wooden roller coasters in the country as well as a new ride featuring a 200 feet free fall descent. It was recently named one of the "top 10 coolest small towns in America" by CNN in a budget travel piece.

A Walk Around

The perfect spot to watch the fireworks

Let's Go Inside

The large dining room has original hardwood beams, hardwood floors and a fireplace. The spacious front living room is where guests are greeted. There’s a gas stove, plenty of seating, a check- in desk and table with coffee, tea and afternoon baked goods. Guest rooms are spacious with natural light, most with hardwood floors, some with fireplaces, exposed beams, beautifully and classically decorated. Hallways are very spacious and beautifully lit and decorated in neutral colors and wall covering.

property facts

  • Owner: AMP Bellino, Inc.
  • Address: 6 Portland Avenue, Old Orchard Beach, ME 04064
  • Legal Description: Book 14469 page 202 of York County Register of Deeds
  • Deed type: Warranty
  • Land: .55 acres
  • Zoning: Downtown District 1
  • Designated use: Bed and Breakfast/Hotel
  • Construction: Wood frame
  • Siding: wood clapboard
  • Roof: Composition shingle and rolled rubber
  • HVAC: A/C units; oil fired, hot air, electric baseboard, propane fireplaces
  • Hot Water: off heating system
  • Gas: Bottled propane
  • TV in all rooms
  • Internet: wireless throughout
  • Water/Sewer: Public
  • Real Estate Taxes $14,469 (2016)

property highlights

  • Built in 1730 and expanded in 1820
  • Total square footage: 7,660
  • 17 guest rooms, all en-suite baths
  • owner’s quarters: 3rd floor owner’s apartment with 2 bedrooms, 1 bath, large open living/dining/kitchen
  • staff apartment: 1st floor with small bedroom, bath, office area and kitchen
  • paved circular driveway, total parking for 20 cars
  • exterior: painted yellow clapboard; composition shingle roof
  • flooring: hardwood, vinyl, carpet
  • fully sprinklered
  • zoning: Downtown District - 1

owner's quarters

The owner's quarters offers two bedrooms, one bath, an open concept, spacious living, dining and kitchen area. It's a very private 3rd floor apartment. Pictured below is the 2 bedroom apartment. There's a manager's unit on the first floor off the guest lobby and offers 1 bedroom, small office area and kitchen. This is where the continental breakfast and afternoon baked goods are currently prepared.

owner's open living/kitchen area
owner's open living room
hallway in owner's quarters
owner's 2nd bedroom
Owner's bedroom

area location, access and visibility

Located on a lovely tree lined corner, guests can easily walk a couple minutes to shops, restaurants, the Pier, amusement area and 7 miles of beautiful white sand. In addition to sight seeing and walking the beaches, other nearby attractions include nature trails, whale watching, lighthouse boat tours, sailing, kayaking, canoeing, tennis, shuffle board, bocce, horseback riding, golf and more. Kids will love Funtown/Splashtown USA, Aquaboggan Water Park, Pirates Cove Miniature Golf, and the ocean side rides, amusements and arcades along the beach and pier. Adults enjoy fine dining and dancing at the many restaurants and nightclubs. Old Orchard Beach (referred to as OOB) is a perfect location to use as a base to explore all around from mid-coast Maine to Sebago Lake region to North Conway New Hampshire.

Old Orchard Beach Inn makes a great home base destination to explore a number of popular destinations around the area

Old Orchard Beach Inn sits along one of the main roads in and out of town, near the pier in a highly visible spot, perfect for walk-in business. Much of the summer reservations are booked in advance, however, it’s nice to be on a primary street to fill those open holes in the schedule.

Amtrak’s Downeaster stops at Old Orchard Beach, making it very easy for the greater Boston area to come up for a visit and explore the town.

  • Portland: 20 minutes
  • Camden/Rockland area: 1 3/4 hours
  • Freeport: 35 minutes
  • York/Kittery: 30 minutes
  • Kennebunkport: 25 minutes
  • Sebago Lake: 35 minutes
  • Boothbay Harbor: 90 minutes
  • Bath: 50 minutes
  • North Conway, NH: 90 minutes
  • Portsmouth, NH: 40 minutes
  • Boston: 1 1/2 hours

market position and competition

Tourism is the number one industry in the state so the lodging choices in this area are wide-ranging, from small inns and bed and breakfasts to larger motels and hotels. There are about 40 hotels/motels and 25 bed and breakfasts/inns. There are about 75 restaurants/cafes/stands in OOB.

Old Orchard Beach Inn has a very positive rating on Tripadvisor and is competitive with the top B&B’s. At present they are #1 of 25 and you can't ask for better than that! They usually remain at the top and that’s a great position to be in. There is room for increasing occupancy during both peak and mostly in non-peak or shoulder seasons. Staying competitive with not only other bed and breakfasts, but with some hotels as well is key. But providing more amenities and better service is where perceived value can be increased and the inn can stand out in the crowd.

market potential

When looking at any business, determining market potential is at times an exercise in creative imagination. A study of the revenue patterns for the past few years at Old Orchard Beach Inn shows a very steady business over the past several years. Looking at the occupancy you will see there is room for growth in some of the high season months and although the town gets very quiet in the winter, there is room to enhance the shoulder season business. There is also room to enhance small events, family reunions and functions at the inn with the number of rooms.

investment considerations

The process for assessing and valuing the business is multi-layered. The first step is to look at an actual profit and loss statement.

The second step is to consider fixed and variable costs. How can you manage things more affordably? How will you increase revenue without increasing expenses? What can you do more efficiently? Can you market more aggressively? Based on your cash down, how will your net operating income work for you?

The most important part of the investment analysis is the debt coverage ratio. This is important in assessing whether a lender would consider the cash flow to be adequate to support a loan. They are generally looking for a number of at least 1.25 to 1.28. With the appropriate down payment and increase in revenue, the numbers work.

Additional Sources of Information

The inn's website

The broker's listing info

Link to additional property photos

360* interactive panorama

Earliest records of the Old Orchard Beach area date back to 1653. Check out the links below to read more about the history:

Area Chamber of Commerce

Maine Tourism Association

Maine Innkeepers Association

Other Documents Available

  • Deed
  • Supporting Financial Statements
  • Inventory of Personal Property
  • Seller’s Property Disclosures

Old Orchard Beach Inn is proudly brought to you by

Inn Brokers and Consultants Since 1993

Dana Moos, Lodging, Inn/Bed and Breakfast and Motel Broker

Lafayette Center - 2 Storer Street, Suite 404, Kennebunk, ME 04043

iPhone 207.266.5604 efax 207.669.8326 dana@danamoos.com www.danamoos.com www.bbteam.com

Innkeeping: a home, a job, an investment and a lifestyle

Broker/Consultant Disclaimer

The B&B Team® and its representatives believe that the information contained herein is accurate and has been obtained from sources it believes reliable, including the owners of the property and business, but it has not been independently verified, is not guaranteed and is submitted subject to errors, omissions, change of price, prior sale, or withdrawal without notice. There may be additional information available to a purchaser from other sources. Purchasers should exercise whatever due diligence they feel is necessary and should not rely upon the information contained herein. Neither The B&B Team nor its representatives warrant the suitability of the property for any particular purpose and do not assure the success of any future or contemplated business venture. If you have received this from anyone other than The B&B Team or someone authorized by The B&B Team, its use is strictly prohibited.

Non-Disclosure of Material

This buyer’s offering report contains information of a sensitive nature. The owners of the property and business herein described do not want this information shared with anyone other than your legal and tax advisors; therefore, this information is released on the understanding that it will not be reproduced or disseminated without written permission of the Broker or Consultant and only after agreeing, in writing, to maintain the confidentiality of the information.

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