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Prominent 14 Room Seasonal Inn

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Complete NDA for Full Overview

Price: $250,000

Annual Revenue: $400,000

Minimum Equity Required: $125,000

SDE: $125,000

Location: Nova Scotia

Industry: Hotel Motels Cottage

ID: 1311

Status: New

Description

What an incredible opportunity to own a piece of one of the most photographed landmarks in all of Nova Scotia. Located in the heart of Lunenburg, the Mariner King Inn offers 14 guest rooms and suites to its guests and is highly sought after given its location in the heart of all things tourism and luxury. The main Inn has three rooms and two suites in the original building, while the Cranberry and Candy Apple additions add six suites and three rooms with a more contemporary, mariner theme in mind.

Given the historical management of the business, we believe the ideal buyer for this business will be someone with a background in tourism and hospitality who has the ability to provide hands-on operating support. For someone with a vision for next level growth, with a culinary expertise, we believe there is a tremendous opportunity to enhance the offering and experience by leveraging the affluent demographics of the clientele and adding an upscale dinner service, with wine pairing from across Nova Scotia.

The business is being offered as an asset sale, which includes all of the furnishings, equipment, trade name, book of business, computer systems, website, etc. The sale includes everything, with the exception of the real estate, which can be purchased if there is a desire.

The owner is selling 100% of the authorized and issued share capital of the company. The offering price considers Working Capital is adjusted at $0, meaning the negotiated working capital amount will be in addition to the offering price. See Financial section for more details.

By completing the NDA and becoming adequately qualified, you will be sent a full Offering Memorandum that will answer most, if not all, of your questions when the listing becomes live.

Financial Information

Revenues have been approximately $400k for the last 5 years, with the exception of '20 and '21. The '22 season is on pace to hit $420k - $425k, with an operating season of only May - October.

Our analysis indicates the business can easily generate not less than $100k - $125k in Seller's Discretionary Earnings with a full time hands on operator. It's quite possible this number could be higher depending on certain circumstances. Theoretically, a hand-on owner can do the accounting, maintenance, front desk and housekeeping in the slow shoulder seasons, which would eliminate many of the costs being incurred today.

Someone with experience in hospitality, or who understands or is willing to work with us to understand the financials behind the operation, essentially someone who is open minded to work together to get comfortable and confident on the financial position of the business will be needed given how the business is organized today, ownership, management, and tax/accounting purposes.

** Seller's Discretionary Earnings (“SDE”) is a calculation of the total financial benefit that a single full time owner-operator would derive from a business on an annual basis. SDE is the pretax and pre-interest profits, before non-cash expenses, owner's benefits, one time investments, and any non-related income or expenses. SDE may require that expenses be adjusted if a new owner (Purchaser) will necessarily need to take on a new expense. SDE is also referred to as Adjusted Cash Flow, Total Owner's Benefit, Seller's Discretionary Cash Flow, or Recast Earnings.

** Our expectations are for a minimum 50% down payment on the final negotiated purchase price. Feel free to run some of your own calculations here:

https://www.bdc.ca/en/articles-tools/entrepreneur-toolkit/financial-tools/business-loan-calculator

REAL ESTATE

Operations

The business operates from 3 completely overhauled historic buildings located in the heart of a World Unesco site, offering stunning views of the waterfront and easy walking access to all the town has to offer. There are a total of 14 highly appointed rooms and suites, in addition to stunning dining area and solarium for breakfast.

The vendors own the real estate and the proposed structure is for a long term lease on the properties with an annual starting Gross lease of $84k. All terms and conditions available. Landlord responsible for property taxes, building insurance, significant mechanical and exterior maintenance requirements.

Town water and sewer.

*Gateway Business Brokers operates as an independent contractor and is not an agent, employee, partner or broker of the Seller, Buyer or any other party and does not owe fiduciary duties to prospective Buyers. If the business Purchase involves a transfer of real estate, of any kind, the Buyer/Purchaser shall obtain the services of a licensed lawyer for the conveyance and land or lease transfer element(s) of the transaction.

For more information on this listing, please complete our Non-Disclosure Agreement

Complete NDA For Full Overview

For more information on this listing, please complete our Non-Disclosure Agreement

Complete NDA for Full Overview
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