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Lakehouse Inn 615 Laurel St 14 Room Bed and Breakfast Lee, MA 01238 $4,984,291 CAD ($356,021 CAD/Room)
INVESTMENT HIGHLIGHTS
- Spectacular setting on a westerly facing cliff overlooking pristine Laurel Lake with 500’ of private lake frontage with dock.
- State-of-the-Art HVAC systems
- Oasis Bar & Grill, an outdoor dining and live music venue.
- Prime location in the heart of the Berkshires
- Extensive outdoor seating areas including balconies, porches and a new 5000 sq. ft. terrace with 4 inground firepits overlooking the lake and spectac
- Currently, the highest rated inn in the Berkshires on Tripadvisor!
EXECUTIVE SUMMARY
Annual gross lodging sales under previous management were $300,000 to $500,000. Annualized gross lodging sales for 11 months in 2023 since being relaunched February 1, 2023 were $806,192. YTD gross room sales as of June 2024 were $500,000. Gross sales for 2024, the current owners’ first full year in business, were $813,833. Gross lodging sales in 2023 were $684,419. Gross lodging sales in 2024 were $811,749. The Occupancy Rate in 2023 and 2024 was 46.32% and 51.57% respectively. The Average Daily Room rate in 2023 and 2024 was $315.98 and $308.06 respectively. This resulted in an adjusted NOI in 2023 (11- month start-up year) and 2024 of $14,234 and $102,777 respectively.
Projected Gross Sales for 2025 are $841,916 (assumes no income from Oasis) resulting in a projected adjusted NOI of $257,000 based on cost cutting measures put in place in the 4th quarter of 2024 and increased revenue.
FINANCIAL SUMMARY (ACTUAL - 2024) Click Here to Access |
ANNUAL (CAD) | ANNUAL PER SF (CAD) |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
$99,999
|
$9.99
|
| Vacancy Loss |
$99,999
|
$9.99
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
FINANCIAL SUMMARY (ACTUAL - 2024) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
PROPERTY FACTS
AMENITIES
- Balcony
- Patio
- Boutique/Lifestyle Hotel
- Bed & Breakfast
- Meeting Event Space
- Wedding Venue
- Smoke-Free
- Fully-Equipped Kitchen
- Multi-Room Suites
- Smoke Detector
ABOUT 615 LAUREL ST , LEE, MA 01238
The Lakehouse Inn enjoys a spectacular setting on a westerly facing cliff overlooking pristine Laurel Lake in the heart of The Berkshires. The Berkshires Region is not only one of the most scenic, naturally beautiful areas in the country, it is one of the strongest tourist destinations in New England and an super desirable place to live and operate an inn business. Built in 1903, the inn denotes the unpretentious, timeless elegance of a turn-of-the-century lakeside cottage. The 14 guest rooms, suites and baths have been exquisitely appointed and furnished with an eye toward showcasing the clean, graceful architectural details of the original cottage while adding the amenities and “cutting edge” bathroom design expected by today’s sophisticated leisure traveler. Exceptionally attractive, period style fireplace mantles with high end electric fireplace inserts were added to nine guest rooms and suites in the Spring of 2025. The addition of these fireplaces is expected to generate increased room revenue and repeat business. A three-room innkeepers’ quarters could be converted to a 15th guest suite. Huge attic with interior staircase access offers potential for large manager's or owners' apartment.
ROOM MIX INFORMATION
| DESCRIPTION | NO. ROOMS | DAILY RATE | SF |
|---|---|---|---|
| Suite | 3 | $491.64 CAD | - |
| Guest Room | 11 | $450.10 CAD | - |
PROPERTY TAXES
| Parcel Number | LEEE-000007-000000-000000-000110-000110 | Total Assessment | $2,465,389 CAD (2025) |
| Land Assessment | $932,190 CAD (2025) | Annual Taxes | -$1 CAD ($0.00 CAD/SF) |
| Improvements Assessment | $1,533,199 CAD (2025) | Tax Year | 2024 |
PROPERTY TAXES
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Lakehouse Inn | 615 Laurel St
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