Why Buy This Inn?

WHY BUY THIS INN?

Great Value...

At $575,000 you can certainly find a less expensive inn or bed & breakfast, but the old adage “you get what you pay for” definitely applies. In the case of our business, you will get even more. Many factors need to be considered when you are buying an existing business. For those who currently work in the hospitality industry, the details provided below are obvious indicators of the value of our property. For those interested in entering the hospitality sector, and running their own business, these are all factors that you really need to consider before making a purchase.

Solid Business Model...

Nothing is more important than paying the bills. These are some of the factors to consider with respect to our business model:

Vermont Branding

Vermont Branding

The name alone speaks volumes when it comes to vacationing & tourism. “Moonlight In Vermont”, the old Bob Newhart Show, maple syrup and Ben & Jerry’s haven't hurt us either...

From winter skiing, to spring maple sugaring, to summer hiking & biking, to autumn leaf-peeping, the world knows Vermont.

Four Season Resort

Four Season Resort

The Mad River Valley is a four season resort community with strong tourist draw throughout the year. Sugarbush & Mad River Glen are the prime attractions in winter for skiing & riding, but the area also has plenty of options for cross country skiing, backcountry touring & snowshoeing. In summer, a range of outdoor activities are popular - hiking, road cycling, mountain biking, kayaking, swimming, horseback riding, fly fishing, soaring, tennis & golf - all are possible. Then the  changing colors of autumn bring visitors from all over the world...just to see the spectacle...

The Valley is also a year-round destination wedding venue, further increasing the lodging need. Beyond that, multi-day tours to visit craft brewers & artisanal cheese makers are becoming increasingly popular, and our central location makes the inn an ideal home base.

Location Of Inn

Location Of Inn

Our location within the Mad River Valley couldn't be better. The inn is situated just off Route 17, the main state highway which provides access to the ski resorts. We are literally halfway between the resort activities “up mountain” and the wedding & sporting venues “down valley”. We are no more than a ten minute drive to any Mad River Valley activity!

For the road touring visitor, we’re centrally located between Burlington, Montpelier, Middlebury & Rutland, all of which can be reached in less than one hour.

Optimum Size

Optimum Size

With 8 guest rooms, and our chosen maximum occupancy of 16 guests, this business is easily managed by two people without hired help. The only services we outsource are snow plowing, lawn mowing and website management - we have successfully managed the business this way since 2003. In addition to the normal bed & breakfast routine, we also manage an optional dinner service for our guests without help. This service is not essential to the business financials - we simply enjoy doing it!

For anyone, like us, who left the corporate world and no longer wants to deal with the hassles of employee management, this inn is ideally sized. Alternatively, if you have a another job outside of inn management and feel you need some extra help, this is also achievable with limited assistance.

Food Service Potential

Food Service Potential

While only available to inn guests, we have established an optional evening dining service as part of our business model. The inn is also licensed by the State of Vermont for the sale of beer & wine. While not essential to the operation of the business, dinner service has been a successful addition, since it is a niche not served by any comparable inn in the Mad River Valley. The commercial kitchen also makes it manageable. Additional benefits include wholesale procurement of high-quality produce, beer & wine, as well as access to knowledgeable chefs, sommeliers & cicerones. Definitely more work, but ideal for our lifestyle...just sayin’...

Relevant Website

Relevant Website

Keeping up with technology is critical. In 2012, we launched a new, fully-responsive, Joomla-based website. The website includes a blog which instantaneously links posts to our Facebook® and Twitter® accounts. This has become an important avenue by which we maintain continuous contact with our repeat customers. In 2017, we upgraded the website to a new Joomla version 3.6.5 template for even greater speed & responsiveness. In July 2018, we upgraded again to Joomla version 3.8.10.

Online Booking

Online Booking

Early in our tenure, we were one of the first lodging properties in the Mad River Valley to embrace online booking, and this method of making reservations continues to grow exponentially. Our current reservation software is provided by WebRezPro®, which handles bookings directly from our website, and Availability Online® which provides user-friendly calendar functionality. Our primary GDS providers are Inntopia® (for bookings via Sugarbush Resort & our Chamber of Commerce) and Booking.com®. This market is in constant flux, so we continuously evaluate the latest alternatives for maximum return.

Recent Valuation

Recent Valuation

As a reality check, we contracted for an independent, third-party valuation of our business by Inn Consulting Partners®, experts in the field of inn and bed & breakfast management. Their physical asset valuation was completed in early 2016, and returned an asset value of $679,000. This valuation, in conjunction with historically solid cash flow, confortably justifies our asking price of $575,000.

When appropriate, a copy of their valuation report can be shared with a prospective buyer.

Meticulous Property Maintenance...

Turnkey...

All business owners say it, but everybody has a different idea of what it means. For us, it means much more than selling a business capable of turning on the lights and hanging a vacancy sign. We take great pride in our property, and have invested much more than a simple ROI calculation could ever justify - just look at our valuation price...

This is our home as well as our business. The person who purchases our inn will be rewarded with a property that has been meticulously maintained and constantly upgraded. Deferred maintenance has never been in our vocabulary. These are some of the factors to consider with respect to our claim of turnkey:

Heating & Cooling

Heating & Cooling

  1. New heating system installed in 2011
    • Energy Kinetics System 2000® with Hybrid Energy Recovery
    • Two EK-2 propane-fired hot water boilers @ ~200,000 BTU/hr each
    • Tekmar 262® two-stage boiler control
    • Energy Kinetics® three-zone energy recovery control
    • Underground 1000 gallon propane tank
    • Annual service contract ensures functionality
  2. Optimized heat control in 2015
    • Honeywell VisionPRO® TH8000 programmable thermostats on guest room floors
    • Honeywell® C7189U remote indoor sensors in guest rooms for accurate temperature control
    • Traced & repaired all baseboard plumbing; removed poorly functioning valves & bypasses
    • New baseboards installed in owner's quarters common area
  3. Game room heating system replaced in 2008
    • Kozy Heat® Minnetonka direct vent fireplace
    • Propane-fired @ ~40,000 BTU/hr
    • Sufficient heat source for entire floor
  4. Hot tub room heating system replaced in 2009
    • Eskabe® DVEL-12
    • Propane-fired @ ~11,000 BTU/hr
  5. New windows & sliding doors installed in 2006
    • Marvin® solid wood frame & double-pane throughout the inn
    • Double-hung design wherever feasible
  6. Ceiling fans installed in 2006
    • One in each guest room
    • Three in the game room
  7. Whole-house fan installed in 2008
    • Vents through storage area on 4th floor
    • Sufficient draw for the entire building
  8. A/C units purchased for all guest rooms
    • Sunpentown® WA-1010M Portable A/C units
    • Energy Star® certified @ ~10,000 BTU/hr
    • Custom exhaust vents designed for quick installation & removal
  9. A/C unit installed in the dining room in 2010
    • Fujitsu® ASU36CLX with Halcyon Inverter
    • Energy Star® certified @ ~33,000 BTU/hr
  10. Documented removal & responsible disposal of old fuel oil tank & contents
    • Complies with government regulations

Water Supply

Water Supply

  1. New well drilled in 2005
    • Depth of 600 feet
    • Lined for added stability
  2. Constant pressure control system installed in 2015
    • Gould 2 HP pump at ~580 feet
    • CentriPro Aquavar Solo® submersible pump controller
    • Maintains pressure at ~60 psi regardless of demand
  3. Additional above-ground storage capacity replaced in 2010
    • Flex-Lite® FL-40 pressure vessel
    • Retained from old delivery system as 120 gallon storage tank
  4. Water treatment system installed in 2007
    • Pentek Big Blue® filter captures 5µ solids
    • Kinetico CP Series® water softening system
    • Sterilight Silver® UV treatment system ensures compliance
  5. Primary hot water tank installed in 2011
    • Integral part of Energy Kinetics System 2000®
    • Capacity of 120 gallons
  6. Secondary hot water tank replaced in 2007
    • GE SmartWater® electric water heater
    • Capacity of 40 gallons
    • Dedicated supply for the commercial kitchen
  7. Documented filling & capping of two abandoned wells
    • Complies with government regulations

Septic System

Septic System

  1. Mound sand leach field covering 1040 sq. ft.
  2. Primary concrete septic tank @ 2000 gallons
  3. Secondary concrete septic tank @ 1000 gallons
  4. Concrete pumping station @ 1500 gallons
  5. New Myers 1/2 HP pump replaced in 2010
  6. Risers installed on septic tanks for easy access
  7. Biennial services ensures proper functionality

Electrical System

Electrical System

  1. Breaker boxes “cleaned up” & balanced in 2015
  2. Additional outlets installed in all guest rooms in 2015
  3. A voluntary audit of the inn was conducted by the state electrical inspector in 2015
    • The entire property currently conforms to state electrical code
  4. Lighting throughout the inn has been upgraded to LED
    • The only exceptions are a few hallway CFLs to be replaced when they expire

Guest Rooms

Guest Rooms

  1. New full-size showers were installed in 5 of 8 guest rooms in 2006
  2. The remaining rooms had tubs replaced in 2016
  3. New bathroom cabinets, solid surface countertops & plumbing installed in 2014
  4. New bathroom flooring was installed in all rooms in 2016
  5. Individual room water shut-off valves installed in 2006
  6. New toilets installed 2008 - 2015
  7. Ventilation fans replaced in all bathrooms in 2015
  8. Magic Chef® 3.1 cu. ft. compact refrigerators installed in 2015
  9. All bedroom furniture replaced 2008 - 2016
  10. Mattresses replaced 2008 - 2012 with hospitality-grade Sealy Posturepedic®

Commercial Kitchen

Commercial Kitchen

  1. Garland® stove with 6 burners, 2 ovens & griddle top
  2. Nevtec® exhaust system
  3. Hobart LXiH® dishwasher installed in 2006
  4. True T-23® 23 cu. ft. refrigerator (Energy Star® certified) installed in 2010
  5. GE GTH21® 21 cu. ft. top-freezer refrigerator (Energy Star® certified) installed in 2010
  6. Maytag MQ2257® 22 cu. ft. chest freezer (Energy Star® certified) installed in 2006

Dining Room

Dining Room

  1. Dining room remodeled in 2014
    • New tables from reclaimed barn lumber
    • LED track lighting, recessed lighting & wall sconces
    • Fresh paint and coordinated wall coverings

Owner's Quarters

Owner’s Quarters

  1. Two bedrooms, each with private bath
    • Replaced old carpet with floating floors in 2008
  2. Open floor plan common space
    • Kitchen with convection oven, refrigerator & wine cooler
    • Dining room
    • Living room
    • Baseboard heaters replaced in 2015
  3. Large office adjacent to lobby
    • Replaced office furniture in 2009

Other Upgrades

Other Upgrades

  1. Voluntary State Fire Marshal inspections in 2016 & 2018 to keep up with codes
    • Replaced all existing strobe/alarms, smoke detectors and heat detectors in 2018
    • Added a strobe/alarm & two pull stations on 4th floor in 2016
    • Moved emergency boiler shut-offs to comply with revised codes in 2016
    • Modified fire escape to comply with revised code in 2016
  2. Hallways refinished in 2015
    • New wainscoting, new molding & fresh paint
    • New thermally-efficient, metal fire escape doors
  3. Driveway lighting installed in 2015
    • Dark Sky® compliant & LED
    • Improved safety & street appeal
  4. Landscaping projects on the east side of the property in 2015
    • Improvements to drainage
    • Lawn “recovery” back to forest line
    • Border perennials planted
  5. Two washing machines replaced in 2012
    • Speed Queen® Model AWN412SP111TW01
    • Commercial heavy-duty
  6. Two clothes dryers replaced in 2009
    • LG Sensor Dry® Model DLE1310W
    • High-capacity
  7. Metal roofing installed on main building & garage in 2008
    • Englert® 24-gauge colored steel
    • Double-locked, standing seam system
  8. Hot tub replaced in 2006
    • Jacuzzi® J-325 four seat hot tub
  9. Landscaping projects on the main property in 2004
    • Wooden retaining wall replaced with natural stone wall
    • Perennial garden added with matching stone wall near garage
    • Perennial garden added below retaining wall
    • Perennial garden and stone walk added near hot tub room

1-800-800-3625

1-802-496-4909

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