A Boutique Motel Wiscasset, Maine

beautiful landscaping
beautiful grounds
cute cottages
entrance to lobby

At a Glance

  • 8 acres
  • 29 guest units plus 1 longer term cottage rental
  • Workshop and Storage
  • Laundry building with up to date commercial equipment, slop sink and storage
  • Main lodge building with reception lobby, guest dining room/lounge with wood burning fireplace
  • Firepits, picnic tables, croquet, bocce ball, badminton, and a half mile walking trail around the property
  • Public water/sewer for the lodge and 29 units; septic for the cottage property

This is a very well maintained property and very strong, financially viable business. Currently a seasonal operation May-October but could remain open year round. Financials provided with signed non-disclosure agreement to qualified buyers.

property overview

The original cottages were built circa 1915 and the motel was built in 1971, with a second story added in 1972. In 1975, 6 more cabins (built in 1915 )were added to the land. At some point during the 1990s, the owner at the time moved the individual cabins onto shared foundations with a common roof. In May 2017, the current owners finished the 6 cabins that were unfinished at the time they purchased, and turned them into 4 beautifully designed, spacious cabins.

a tour of some guest rooms and cottages

property highlights

  • Built in: circa 1915/1971/1975
  • Lot size: 8 acres of woodlands (Lot U16-001 & 002)
  • Guest units: 30 (29 plus 1 longer term vacation rental apartment)
  • Wood fireplace in guest dining room and owner's living room
  • Public water/sewer (the garage/apartment is on septic)
  • Gravel driveway can accommodate 35-40 cars
  • Two car detached garage (with rental apartment above)
  • Exterior: wood clapboard
  • Roof: composition shingle
  • Flooring: hardwood, laminate, carpet
  • Heating: individual heat/air units; main building hot water baseboard; propane fueled (and propane cooking)
  • Water heater: off heating system, oil fueled
  • Zoning: Commercial

owner's quarters

The owner's quarters is located upstairs in the main lodge and offers a spacious 2 bedroom 1 bath apartment with huge open living and dining room with wood burning fireplace and a brand new kitchen in 2016. There's a lovely sitting room where the two story windows are in the front. A bit reminiscent of a treehouse perched high up. It's a magical place to watch the snowfall while curled up with a book, relaxing in the off season!

area location, access and visibility

Located just 2 1/2 hours from Boston, 45 minutes from Portland, 30 minutes from Boothbay Harbor, 30 minutes from Popham Beach State Park, 50 minutes from Camden, and just over 2 1/2 hours form Bar Harbor, The Lodge makes a great home base for exploring.

market overview and potential

When looking at any business, determining market potential is at times an exercise in analysis and vision. A study of the revenue patterns for the past few years at The Lodge demonstrates that it has enjoyed a considerable increase in business and yet there remains future potential for new innkeepers. Continued room updates will allow for a much higher ADR. The jump in 2016 was primarily due to OTAs (Booking.com, Expedia, etc) and online marketing, creating a much larger web presence than there had been under previous ownership.

With a continued disciplined approach to the business, judicious expenditures for controlled expenses and continued marketing, The Lodge can continue to generate a very comfortable ROI with a wonderful business and lifestyle for new owners.

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 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 1.20 to 1.28. With the appropriate down payment for commercial lending, the numbers work very well here.

Additional Sources of Information

The lodge's website

The broker's listing info

Link to additional property photos

Maine Tourism Association

Maine Innkeepers Association

Other Documents Available

  • Deed
  • Supporting Financial Statements
  • Inventory of Personal Property
  • Seller’s Property Disclosures
  • Improvements List
  • Additional Photos of Owner’s Quarters

Wiscasset Woods Lodge is offered at $1,425,000 and is proudly brought to you by

Inn Brokers and Consultants Since 1993

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

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

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