Lakeview Inn in maine's western lakes region, Naples, Maine

A classic wicker and flower filled front porch
A gazebo for relaxation

At a glance

  • built in 1906
  • 16 well appointed guest rooms with en-suite baths
  • most recently renovated in 2014-15
  • all guest rooms have private baths and have a mix of queen and king beds.
  • open seasonally May-October (but new innkeepers could remain open year round)
  • just steps from the Naples causeway and all of its attractions
  • very comfortable 1 bedroom owner's apartment with newly renovated kitchen, new bath, living room, private entrance and just off the guest reception area with a private entrance on the side.
  • spacious living room with fireplace
  • spacious dining room
  • large front covered porch filled with wicker furniture and rockers
  • beautiful gazebo and a hammock for relaxation
and the best for relaxation...

property overview

Built in 1906, Lakeview Inn is a classic New England B&B located just steps from the shores of Long Lake and only a few minutes drive from Sebago Lake State Park. Similar to a small hotel, a grand main floor welcomes guests with relaxing dining and sitting areas with the focal point being the huge original stone fireplace. The sixteen guestrooms, located on the 2nd, 3rd & 4th floors, all offer new furnishings and private baths. Each room is uniquely decorated with some offering king beds and lake views.

Nestled between the shores of Long Lake and Brandy Pond, this small town is home of the well-known Maine Blue’s Festival held every Father’s Day weekend. Their location near Bridgton Academy and many of the area's summer camps in Naples and the neighboring towns of Casco, Raymond and Harrison, offers clean, convenient and very comfortable accommodations to parents and friends. Lakeview Inn is the perfect lodging choice when visiting the Shaker Village, Oxford Casino, and the Fryeburg Fair. They offer a relaxed and private alternative for the business traveler as well.

Let's go inside

guest pantry
guest pantry
guest pantry
beautiful and spacious common area and guest pantry
just a sampling of the 16 guest rooms

property facts

  • Owner: Michael Rosenbauer and Patty Douthett
  • Address: 15 Lakehouse Road, Naples, ME 04055
  • Legal Description Book 31409, page 108-111 of Cumberland County Registry of Deeds
  • Deed: Quitclaim
  • Lot size: .48 acres
  • Zoning: Village
  • Designated use: Hotel/Motel
  • Construction: wood frame
  • Exterior: Vinyl
  • Roof: Composition shingle
  • Windows: Thermal pane replacement
  • HVAC: Hot water baseboard, AC window units
  • Hot water: off heating system
  • Fuel: Propane, Oil
  • TV/Internet: Cable/Wireless throughout
  • Water/Sewer: Private
  • Lot size: .48 acres

property highlights

  • 16 guest rooms, all with private baths
  • Built in 1906
  • Well landscaped lawn with mature trees and plenty of area for outdoor entertaining
  • Owner’s apartment with newly renovated eat-in kitchen, living room, spacious bedroom and newly renovated bath. Entry from the inn’s dining room or a private exterior entrance off a patio area
  • Large paved parking area
  • Flooring: vinyl, carpet, hardwood
  • Gas: propane cooking and fireplace
  • Basement: unfinished, interior entrance with bulkhead
  • Taxes: 2016 - $3,872
beautiful gardens and grounds

owner's quarters

Innkeeper's living room from kitchen
Innkeeper's living room looking toward kitchen
Large kitchen, family room, spacious bedroom, walk-in closet, double vanity with granite and tiled shower in bathroom with a private entrance off the back with private parking.

area location, access and visibility

high above the causeway and Long Lake

Located just steps from the Naples Causeway, the inn is currently operating seasonally but could remain open all year with four seasons of activities and events for guest's enjoyment. They are close to swimming, boating and fishing at Long Lake, Brandy Pond, or Sebago Lake. In the winter guests can enjoy Snowmobiling, ice fishing and at Shawnee Peak - 15 minutes away. Within walking distance, there are several restaurants, shopping, antique shops, fine golf and mini-golf courses, many different kinds of water activities, hiking and bicycling trails, airplane rides, and romantic cruises. Lakeview Inn is about 15 minutes from Bridgton, 50 minutes from Portland, 45 minutes from North Conway, New Hampshire, and minutes away from all of your four season activities.

The causeway runs between Long Lake and Brandy Pond. The Song lock has some history to it; Long Lake is 11 miles long and runs between Naples and Bridgton. Brandy Pond is much smaller and both are much loved by vacationers and for pleasure craft.

At the Causeway

Lakeview Inn sits just up from Route 302 (Main Street) on Lakeview Drive, with great exposure for travelers heading most anywhere in the Sebago Lake region. The causeway less than a mile up the road spans Long Lake and Brandy Pond, where water sports are the summer event. The beautiful scenery of the lakes, however, would make tourism the dominant industry. Visitors in the 19th century included Henry Wadsworth Longfellow and Nathaniel Hawthorne. Naples is probably the most popular resort town in the “western lakes region” of Maine and sits just north of Sebago Lake.

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 camps and cottages. Most of the lodging properties are vacation weekly rentals. Lakeview Inn is one of about only 6 small lodging properties in Naples.

Lakeview Inn receives very high reviews (usually #1) on Tripadvisor and is competitive with the top B&B’s. They offer rooms priced from $130 to $215 depending on the season and room.

market potential

When looking at any business, determining market potential is at times an exercise in creative imagination. The inn was formerly known as Inn at Long Lake. It was very successful and was sold to a party who wasn’t able to continue the success. It was then closed for a short period and the current owners purchased it from the bank in 2014. They opened mid-summer 2014, after considerable renovations. They had a very good full year in 2015 and revenue and occupancy is on the increased dramatically in 2016. 2017 is looking to exceed 2016.

With a continued disciplined approach to the business, controlled expenses, creative and social media marketing, Lakeview Inn has the prospect of generating 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 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 1.20 to 1.28. With the appropriate down payment for commercial lending, the numbers work at Lakeview Inn. This is a financially viable inn.

Additional Sources of Information

The inn'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

Lakeview Inn is offered at $1,150,000 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

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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