main listings page | resort buyer's guide

Twin Lakes Inn - $449,000

Phone or Email owners for more information

Photos & Detail Pages For Twin Lakes Inn
owner's quarters | units | grounds | main | retail web site

Main Page & Property Summary

1. Pool is inside white fence, main building in background

General Description
Income at Twin Lakes Inn is above normal compared to similar area facilities. There's no need to get a second job to support yourself!  Location, good service, and room quality are the primary reasons for a solid annual profit. The property bounds Highway 178, which is the main road between the city of Bull Shoals and the city of Mountain Home. This is a sound investment in real estate as well as a good annual income opportunity.

Location value is high due to close proximity to the White River which is one mile away, and Bull Shoals Lake and Lakeview Marina, are a quarter of a mile drive. You can walk to the lake via a smooth trail at the back of the property. The White River is a top trout tailwater fishery considered to be some of the best year around trout fishing in America by several independent fishing authorities. Bull Shoals Lake is a popular family vacation, fishing tournament, and fishing destination. Most guests wish to be close to both the river and the lake, which adds a premium to the property.

Repeat business is strong, and new business has grown 20 percent over the last five years. Boating, fishing, scuba diving, swimming, and other watersport recreation equipment rentals are available to guests at two full service marinas within 5 minutes of the property. Several dining facilities are within a 10 minute drive. Several area attractions are within an hour's drive, and Branson Missouri is about two hours away.

General tourism business is active from mid March through mid October. Fishing business is usually good in the fall, winter, and spring months. Unlike many area lodging facilities, Twin Lakes Inn accepts one-night stays. This generates additional revenue from business travelers during slow tourism months.

The physical condition of the real estate, buildings, and personal property is good. No major repairs are needed, the supplies and furnishings of the rooms are all in good condition. There are three buildings on the approximately 1.2 acre parcel.

Building one is a two story with 14 hotel style units of various sizes. The owner's quarters currently occupy one of the units which could be used for a rental unit again. There is a 2,300 square foot unfinished basement under building one which has a storage, workshop, and garage area. The registration desk and lobby are next to the owner's kitchen area. The hotel laundry is located on the first floor of building one and is used to wash the room linens. There is a Laundromat located across the street for guests. There is a restaurant located next door.

Building 2, located directly behind main building 1, is a duplex cabin with 2 single units.  Building 3 is a single unit cabin. There's a seasonal lake view and a scenic path to the lake behind the motel. Boat plug-ins are provided for fishermen. 

2. swimming pool in front of Twin Lakes Inn

Swimming Pool & Grounds
The swimming pool is in good condition. The owners paint the pool interior every year. The filter system is 8 years old. There's a separate 4 foot x 18 foot kiddy pool for the younger guests, a shuffleboard court, and a covered pool side pavilion with tables and chairs. Two separate BBQ areas are close to the pool. In the back yard there is a third BBQ area, horseshoes, a grass trail to the lake, and a children's playground with a new play gym/swing set.

Recent Improvements
The structures of all three buildings are solid to best of owner's knowledge. There is a termite contract on all of the buildings. All fixtures and furnishings are in new, clean condition. No fixing or remodeling is needed. A new roof was applied on the main building in 2004. New roofs were installed on cabins and pavilion in 1994. A brand new concrete porch was poured for cabin number 303. A concrete pad was added to the storage and BBQ area by the pool in 2001. New carpeting was installed in 2001 in the cabin buildings, and in the entire main building in 2002. The parking lot was asphalt sealed in 2002. The on site motel washer/dryer is in good shape. The dryer was purchased new in 2001. A new swingset for the playground was set up in 2002. A new swimming pool filter motor was installed in 2004. A new kitchen floor was added to owners quarters in 2005.

Utilities
The plumbing, which  is mostly PVC, has no known problems. A new Culligan water softener-conditioner service was added to all units in 2001. The water supply is city water. Sewer is a septic system, which has no problems. All heating, cooling, hot water, and cooking appliances are electric in the main building. The cabins use propane for heat, and appliances are all electric.

Room Furniture, Appliances, & Linens
The sofas and futons are 2 years old and in good condition. Most mattresses are approximately 3 years and are in good shape. Most appliances are 3 years old or less and in good operating condition. All linens sheets, pillows, towels were replaced 1 year ago. The blankets are in good shape. New mini or vertical blinds were installed in 2002.

3. Kitchen & dining area of owner's quarters

Owner's quarters
The owner's quarters is located in the main building and is accessed through the lobby. It has 2 bedrooms, 1.75 baths. One of the 14 units (room 101) is presently being used as part of the owner's home since it adjoins the owner's kitchen.

4. Room 104 is one of 14 motel units at Twin Lakes Inn.

Units
Deluxe rooms have additional amenities such as refrigerators, microwaves, and 5 units have ranges with ovens (which appeal to nightly as well as guest staying weekly or monthly). All but one room has a balcony exit overlooking the back yard and there is a seasonal view of Bull Shoals Lake. Room 104 (photo 4 above) is a room with a king sized bed, microwave, and refrigerator. This unit rents for $43 a night and sleeps 2 people. Additional room descriptions and prices follow in the next pages.

Next Page > > >