HS Listing ID-71641
SBA PRE-APPROVED AT FULL ASKING PRICE
EXECUTIVE OVERVIEW
A rare, highly secure opportunity to acquire a staple of the Oxford Hills region, offered for sale for the first time in over 30 years due to the owners’ plans to retire. This transaction has been officially pre-approved by the Small Business Administration (SBA) at the full asking price of $2,399,000, validating the exceptional financial strength and stability of the assets.
This dual-entity acquisition is cleanly split into an S-Corp owning a high-volume, historically stable restaurant operating continuously since WWII, and an LLC holding the underlying 11,707 SF premier mixed-use real estate parcel.
Located directly on a busy Route, the property serves as a major high-traffic gateway channeling heavy tourist traffic.
FINANCIAL TRAJECTORY & REVENUE POTENTIAL
1. Accelerated Enterprise Sales (S-Corp)
Despite operating on an abbreviated, daytime-only schedule for over half the week, gross restaurant sales continue to climb significantly year-over-year:
2023 Gross Sales: $1,286,505
2024 Gross Sales: $1,376,669 (+7.0% YoY)
2025 Gross Sales: $1,441,292 (+4.7% YoY)
2026 Gross Sales YTD: $1,279,362 (Through Oct 23 — Tracking 9.4% ahead of 2025 pace)
2026 Year-End Projected Capacity: $1,577,000+
2. Pro Forma Rental Income Optimization (Real Estate LLC)
The property currently generates a solid $12,000/month baseline rent. Because residential rents are currently below market value and office suites are in lease-up, the portfolio features an immediate 30.4% passive income upside:
Sector Current Base Post-Stabilization Target Strategic Growth Lever
Anchor Restaurant $7,500 $7,500 / mo Strong baseline tenant lease to LLC
3 Residential Apartments $3,150 $4,000 / mo Bring long-term, tenant-paid units to market rate
6 Executive Office Suites $1,350 $4,100 / mo Lease 3 vacancies; transition 1 owner-occupied suite
TOTALS $12,000 / mo $15,650 / mo +$43,800/yr Added Directly to LLC NOI
ASSET & STRUCTURAL PROFILE
Total Building Size: 11,707 SF across 3 fully functional levels.
The Street Level: Anchored by the restaurant layout across two interconnected buildings. Features a massive 2,850 SF commercial kitchen designed for high-volume regional catering alongside character-rich main dining and banquet rooms.
The Second Level: Houses 3 residential apartments and a 3,000 SF professional office hub equipped with a shared kitchenette and 2 shared restrooms.
Daylight Walk-Out Basement: Features approximately 4,000 sq ft of dedicated dry storage space with grade-level loading access.
Logistics & Lot: Situated on a prime 0.68-acre downtown corner featuring distinct dual parking zones (upper customer lot and lower employee/tenant lot).
IMMEDIATE VALUE-ADD PLAYBOOK
Restore Dinner Schedule: Reopening Sunday–Wednesday nights instantly captures untapped dinner crowds and high-margin seasonal ski transit.
Shift C.O.G.S. Product Mix: Closing before dinner keeps liquor sales at just 2–3% of C.O.G.S. Expanding bar hours targets the highest-margin items on the menu.
Shared Fixed Overhead: Because the building’s fixed operating expenses are already 100% covered by current daytime profits, the revenue generated during expanded dinner hours will carry exceptionally high net margins.
UNRIVALED TRANSITION & OPERATIONAL SUPPORT
To safeguard long-term brand equity and ensure operational continuity, the current ownership group will provide premium transitional support:
Back-of-House Stability: The co-owner and head kitchen manager of 30+ years is willing to stay on in a part-time role, securing exact recipe, inventory, and staff consistency.
Front-Office & Administration Handoff: Complete administrative and bookkeeping training will be provided to the new ownership group for as long as it takes to guarantee an independent, successful transition.
A SIGNED CONFIDENTIALITY AGREEMENT IS REQUIRED FOR THE EXACT LOCATION
