INN FOR SALE INFORMATION

POPULAR, OLD TIMEY, SMALL TOWN INN

  • Well established, profitable, turnkey B&B/ Inn
  • Work at home and let the business cover your living expenses
  • Host travelers from across the country
  • Tourism is #1 industry in County
  • Not a fancy B&B but “in town” lodging with much broader appeal
  • A unique opportunity to live, work and play in the beautiful mountains of West Virginia

Quick facts about our county which make it a premier “Outdoor Destination” with the

Old Clark Inn

“At the Center of it All”:

  • The size of Pocahontas County is 941 square miles.
  • Pocahontas County has the highest average elevation of any county east of the Mississippi.
  • Pocahontas County has the largest concentration of public lands in West Virginia.  Over 62% – totaling 349,000 acres – is either state or federal property.
  • Five State Parks and two State Forests provide more state owned land than any county in the state.
  • The county has more federal land than any county in the state – 312,000 acres.
  • More than 800 miles of hiking and biking trails are located in the county.
  • More than 1/3 of the Monongahela National Forest lies within the county.  These 310,000 acres provide more than 500 miles of hiking and biking trails.
  • Pocahontas County has approximately 9,000 residents – one of the smallest county populations in the state.
  • More than one million tourists visit the county each year.
  • Five county Visitor Centers greet more than 100,000 people annually.
  • Pocahontas County has the most scenic byways of any county in the state.
  • The Highland Scenic Highway is the highest average elevated highway east of the Mississippi.
  • Pocahontas County is the Birthplace of Rivers as 8 rivers have their headwaters here.  All water flows out of the county.
  • In total earnings and employment, the impact of travel and tourism is greater to Pocahontas County than any other county in the state.*
  • One out of every four jobs – the largest percentage in the state – is generated by travel and tourism.*

Browse the county tourism website for more information https://www.pocahontascountywv.com/

Of Special note:

The Atlantic Coast Pipeline (ACP) begins construction in the northern part of the county in March of 2018. This is a 2 to 5 year project, bringing some 5000 workers to the county. Snowshoe Resort has contracted with the APC for 1100 beds and the Marlinton Motor Inn 50 of their 71 rooms. This will leave a shortage of beds for travelers in the county. We are anticipating a substantial increase in occupancy from both overflow workers and visitors for at least the next 2 years.  Rates will be adjusted to reflect demand.     

Property Info:
# total rooms:   18
# guest rooms:  11/14
# guest baths:   10/11

# Office               1

# Store room      1

# Laundry room 1

# Employee bath 1

Owners/manager quarters (or 3 more rooms)
Years in operation:  94 yrs
Year built:  1924
Square feet: approx 5000

2 town lots

 

Business Profile:

Business History:
The oldest continually operating accommodations in the county. Built in 1924 as The Clark Hotel servicing railriders, salesmen and CCC families. During the past 15 years, the current owners have transformed the inn from a hobby business into the most popular lodging establishment in town.
Business Location:
Centrally located to area attractions including the Greenbrier River Trail, Snowshoe Mountain Ski Resort and Raven Golf Club, Cass Scenic Railroad,Greenbank Telescope/Observatory and Science Center, Cranberry Glades Botanical Area and Cranberry Mountain Nature Center, Droop Mountain Battlefield State Park, Beartown State Park, the Pocahontas County Opera House and the birthplace of Pulitzer Prize winning author Pearl S. Buck. Conveniently located off the main street in a quaint small town with full services.

Business Activity:
A casual inn that appeals to all types of travelers. Year round clientèle includes motorcyclists, bicyclists, skiers, hikers, sightseers, businesspersons and outdoor enthusiasts. A significant percentage of our business comes from repeat customers and referrals.

Marketing Strategy:
Listings and ads include Trip Advisor, Greenbrier River Trail Association, Greenbrier River Trail State park, Pocahontas County CVB, WV Tourism, and various print ads/articles. Our primary advertising focus has been the development of our website, social media and word-of-mouth by our guests. We have worked closely with the Visitor’s Bureau and this relationship has proven consistently and increasingly beneficial to our business. Recent successful strategies have focused on our prime location and overall value to the consumer.

Facility:
Building sits on 2 city lots one block from Main Street in downtown. Classic 1924 style hotel upgraded to include 11 guest rooms and 10 baths. Guests have access to multiple common areas, large front porch, rear deck, patio and covered motorcycle parking. 1st floor includes functional kitchen, office, lobby, laundry and storage rooms. Owners/managers quarters located on 3rd floor (currently used as economy overflow).
Renovations have been extensive and ongoing, facility has been consistently maintained inside and out.

Employees:
Currently operated by the 2 owners. Occasional part time help.

 

Operational Assets Included in Sale

800 Phone Number
Current website

Internet domain name

Established Facebook, Instagram accounts
Internet and GPS search optimization
15 year business history including customer database
Accounting system and accountant experienced with business
Credit card terminal and merchant account
Customized operational forms
    ( Reservations, floorplan, rate quotes, supply inventory, checklists, signage)
Contacts for utilities, maintenance, supplies and networking
Vendor lists
Training
Linen Service

 

Updates and Improvements

This business has been continually operating for many years without interruption.  It has never been closed for a complete renovation but rather it has been –and continues to be– a work in progress.  The selling price reflects this.  The following is a partial list of major improvements that were completed within our 15 year tenure.

  • Replacement of appliances including washer and dryer, refrigerator, gas range, hot water heaters, fireplace insert
  • Purchased new air conditioning units for all rooms
  • Most guest rooms and baths remodeled, including 4 new showers.
  • All mattresses, bedding and linens replaced
  • Radiant electric heat installed in key locations
  • Dining room updated to include sink, counter, cabinets, refrigerators
  • New roof and new gutters
  • Covered parking area and back deck
  • Enclosed area in backyard w/bike racks, seating and fireplace

 

Additional Information:

Reason for Sale:
The success of this endeavor has served as a stepping stone giving us the resources to pursue other activities.

Potential for increased income includes:

  • Expand shuttle service
  • Serve meals
  • Laundry service
  • Extend check-in hours beyond 9pm
  • Accept pets and children under 6
  • Increase occupancy per room
  • Add vending and/or souvenir sales
  • Add wine/beer sales
  • If 3rd floor is not used as owners/managers quarters, it can be rented

 

Turn-key business includes real estate, appliances, furnishings and supplies.  Personal items, items we would reasonably assume a homeowner already possesses, and other items not critical to the operation of the business are not included in the sale.


Owners will train and would consider staying on temporarily as employees.
(Negotiable # of hours of on-site hands-on instruction and ongoing consulting as needed for a predetermined amount of time).

Owners will not offer a lease option or financing.

 

Offered at $299,900 (subject to change as market changes due to “Pipe Line”)

2017

Cap rate 20%

Occupancy (Private Bath Only) 47.57%

Approx. 68% of gross = Discretionary income 

P&L, photos, floor plan, inventory list, tax records, company accountant, etc. will be available for serious inquiries.  Non-Disclosure / Confidentiality Agreement and either Buyers Financial Disclosure or bank pre-approval will be required prior to release of detailed information.

Serious inquiries should be made to: ridethere1@gmail.com