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West End Inn Portland, maine

chic decor
lovely common areas
a gorgeous color palette
contemporary mixed with period details
comfort and style
period details

property overview

The beautifully restored West End Inn was designed by John Calvin Stevens and constructed in 1871. The townhouse-style building was originally purchased by Freedom Nash, a local stove dealer, and is rich in original architectural detail. It remained a private residence until 1984 when it was converted to a bed and breakfast.

The West End Inn proudly sits within Portland’s prestigious West End, a residential neighborhood renowned for its brick-lined avenues, historic architecture and refined character. Just two blocks from the Inn, the graceful Western Promenade boasts Olmsted-designed walkways and grand western views across Maine to the White Mountains of New Hampshire and beyond.

The impeccably maintained Victorian architecture of West End Inn is on strong display in the common dining and sitting rooms. Original details include twelve-foot ceilings adorned with anthemia medallions and large picture windows overlooking serene Pine and Neal Streets. The décor fully complements the Inn’s innate architectural beauty with contemporary style.

Within short walking distance of the Inn are excellent restaurants, shops and Portland’s vibrant Arts District and the Portland Museum of Art. Walking from the Inn to the Old Port District takes about 20 minutes.

wonderful natural light
beautifully decorated common spaces
a tour of some guest rooms

property highlights

  • John Calvin Stevens design, constructed 1871
  • Square footage: 4,632
  • Lot size: .055 acres
  • Floors: 4, including finished basement
  • Guest rooms: 6
  • Bathrooms: 6 [5 en suite, all renovated since 2012 including granite countertops and newly tiled showers]
  • 12’ ceilings with impeccably maintained original plaster anthemia medallions and other ornate plasterwork in Dining and Sitting rooms; original, exceptionally well-maintained hardwood flooring in all common areas and three guest rooms
  • Elegant, “wow factor” 2017 interior design of principal common areas, including but not limited to restoration-quality painted Dining and Sitting rooms and main entry hallway and staircase; custom-designed bordered/wool hallway and stair runners; handmade Miles & May dining table and bench; FLOS Glo-ball pendant light; striking mantelpiece vintage lamps; finest quality wool area rugs
  • Abundant natural light from multiple high windows throughout all common areas, including central bay window in Dining room; custom Hunter Douglas window treatments [2017]
  • Gas fireplace in Sitting room [lined chimney]
  • Public water/sewer
  • Paved driveway accommodates 2+ cars
  • Rear patio and deck accommodates table, chairs, grill, planters
  • Exterior: brick
  • Roof: original slate and rubber membrane on flat roof [most recent repair and maintenance, 2017]
  • Flooring: hardwood, laminate, carpet
  • Heating: steam
  • Water heater: Winter – via central steam heating system. Summer – via new gas heater
  • Zoning: R6 residential [grandfathered; Portland is not issuing new bed & breakfast licenses]
  • Fully sprinklered; fire alarms on all floors; Central Link automated communication smoke/fire alert system [installed 2017]; newly installed smoke detectors [2017]; battery carbon monoxide detectors
  • Taxes: 2018 - $7,415.13

owner's quarters

Lovely ‘garden apartment’-style owners’ quarters with private entrance; separate living, dining and sleeping areas; exposed brick, slate-colored poured concrete floors, custom-built table; bathroom with shower, granite vanity and custom shelving; ample storage space. Wall-mounted mini-split system and Kubix air exchanger maintain high air quality and temperature/moisture control through all seasons. Sound-proofed ceilings minimize sound and increase privacy. Custom window treatments [2017]

Private kitchen with excellent natural light and fully equipped with commercial refrigerator, gas stove, griddle, dishwasher, etc.

area location, access and visibility

The West End Inn proudly sits within Portland’s prestigious West End, a residential neighborhood renowned for its brick-lined avenues, historic architecture and refined character. Just two blocks from the Inn, the graceful Western Promenade boasts Olmsted-designed walkways and grand western views across Maine to the White Mountains of New Hampshire and beyond.

Portland is situated right between Boston and Maine's mid-coast town of Camden. Portland is nationally and internationally recognized as one of America’s top destination cities for superior food, hospitality and recreation. It's really an exciting time to be in this town and experience its growth.

West End Inn is located near the arts district and a just few steps further to the Old Port

reputation and marketing highlights

  • #1-Rated B&B in Portland on TripAdvisor [#1 of 12], rising from 4.8 bubbles in 2016 to 5.0 in 2017
  • Excellent good will among existing customer base, as evidenced by 2017 guest feedback in TripAdvisor and Facebook reviews – including reviews from repeat customers
  • Highly loyal and engaged customer base with numerous repeat guests
  • Honored in September 2017 Downeast magazine as one of Maine’s Top 12 Destination Inns under new ownership, as selected by the editors [story: ‘The New Innkeepers’]
  • Successful brand re-launch in 2017: Elegant new logo and website, including a journal/blog, introduced in concert with interior design improvements
  • Branded assets include full suite of stationery including postcards, compliment cards & envelopes, letterhead & envelopes, business cards
  • Website features professional photographs and copy
  • Website utilizes a Squarespace template that’s easily editable – requires negligible technical skill to edit/maintain the site
  • The only B&B in Portland with ‘Business Partner’ designation with the Portland Museum of Art [PMA]; the Inn’s support of the museum has been enthusiastically received by guests, including repeat guests, and meaningfully enhances the Inn’s reputation and brand. Also serves as an effective promotional platform [the PMA refers guests to the Inn]
  • Active presence on TripAdvisor, LinkedIn, Instagram, Facebook – with followers across the hospitality sector in Maine, Boston, NYC, London and beyond

operational highlights

The West End Inn’s operational model focuses on delivering a superior guest experience at every level of detail. New ownership will gain access to a high-functioning turnkey business including an organized and documented set of operational standards and practices including:

  • Employee Policies
  • Housekeeping Procedures
  • Preferred vendors [food ordering and delivery, cleaning and toiletry ordering and delivery, snow removal, carpet cleaning, appliance maintenance and repair, oil, plumbing, electrical, etc.]
  • The Inn’s reputation has been built in large measure on the delicious and beautifully presented breakfasts that are cooked-to-order daily. Sale includes new owner access to all Breakfast Menus – including guest favorites, recipes and daily orders and service practices [January 2017 – YTD]. Recipes and serving methods/styling for afternoon treats also provided

market overview

Portland, Maine is nationally and internationally recognized as one of America’s top destination cities for superior food, hospitality and recreation:

Portland’s visitor scene is active year-round and high quality accommodations are in demand in all seasons. Because Portland is not issuing any new B&B licenses, West End Inn enjoys a unique, privileged position as the top-rated business in a finite field of comparators.

Portland’s hospitality culture is vibrant and ever-growing. The West End plays an ever-increasing role in this ongoing growth. A few examples of businesses that have chosen to establish a presence in the West End are:

  • Pai Men Miyake
  • Tandem Coffee
  • Holy Donut
  • Hot Suppa
  • Hiawatha Apartments
  • Francis Hotel [and restaurant, Bolster, Snow & Co.]

market 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 West End Inn demonstrates that it has enjoyed a steady increase in business and there remains future potential for new innkeepers. With Portland's ever increasing growth, there is potential to further increase the ADR (average daily rate) and increase occupancy in the shoulder and off seasons. It's all about the supply and demand.

With a continued disciplined approach to the business, judicious expenditures for controlled expenses and continued marketing, West End Inn can continue to generate a comfortable ROI with a wonderful business and lifestyle for new owners. Owning a business in a vibrant, thriving town and loving where you live is paramount. This can be just that place for you.

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 well at West End Inn.

Additional Sources of Information

The inn's website

The broker's listing info

Link to additional property photos

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
  • Improvements List
  • Photos of Owner’s Quarters

The West End Inn is offered at $1,325,000 and 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

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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