Turning Waters BB&A is a unique adventure based B&B being sold as a turnkey business for $549,000. (To assist the new owner: the current owners agree to sell the house as a residential property for $399,000. Then on a separate bill of sale they will include furnishings, fixtures, inventory, appliances, costumer list, Web site, goodwill, etc…Everything you would need to start running the business right away. Owner financing, if needed, available on the bill of sale portion which would be $150,000).
Turning Waters Bed, Breakfast and Adventure is not your typical Bed and Breakfast! This beautifully restored 1904 house is steeped in the natural world. With adventure, travel and a modern refurbished design; its simple beauty next to rich earthy colors, twists of travel and influences of our state's environmental diversity. Its the type of upscale lodging Teddy Roosevelt may have preferred. Turning Waters BB&A is a turnkey operation and is the foremost Minnesota B&B in adventure kayaking on the stunning backwater channels of the Upper Mississippi River. Located one block from the river itself and a half block from the main street of Wabasha and tucked along the banks of "The Upper Mississippi River National Wildlife Refuge", an area that reports 3.5 million visits a year! A number that exceeds the total number of yearly visitors to Yellowstone National Park. Turning Waters BB&A is also smack dab in the middle of a 261-mile wildlife refuge. The longest river refuge in the continental U.S. The refuge lies within the four states of Minnesota, Wisconsin, Iowa, and Illinois helping Turning Waters bring guests from the large quad state population. The National Eagle Center is also located on the main street of Wabasha; reporting over 74,000 visitors a year and hosting the largest number of wintering Bald Eagles in the Continental US. Lastly, The National Scenic Byway of the Mississippi River also travels more than 500 miles beside the legendary river. It is a network of roadways that offers travelers a myriad of river experiences; Turning Waters BB&A quickly becoming a favorite of these.
With an occupancy rate of 35% since the inaugural opening in October 2011. Turning Waters has experienced a 25% occupancy increase since 2012. A fact worth noting is we experienced this 25% increase even after opening an additional 5th room in August 2012. This is due to the uniqueness of Turning Waters' design,operational policies, business structure and the "river-town" lifestyle of the surrounding areas which hold a number of top notch restaurants, shops and sites . Within 8-15 miles in all directions exists local artist's shops, a plethora of local wineries and a local brew pub only two miles from Turning Waters BB&A. High class attractions and great local festivities bring tourists by the car loads to Wabasha all year round. Also, and because of the large volume of surrounding wild spaces, Turning Waters is able to fend of the dreaded slow seasons most B&B's have to deal with. Spring attracts thousands of eagles and tourists alike. Summer brings in guests to experience the exciting river life and local festivals. Fall doats its vibrant fall colors along the river bluffs with perfect river weather and, again, the eagle migration. Winter opens up snowmobile, x-country and snowshoeing trails and world class ice fishing. Its little wonder why people flock to Turning Waters year round to quench their adventurous desires and relaxation needs.
Turning Waters' renovations took place between 2011-2012. Designed to be a 5 bedroom, 5 bath B&B. With an average daily rate of $157 Turning Waters creates an avg. rev/available room of $55. With an operating cost of $35 per room and house utilities of $658/month for two years of operation (inclusive of phone, internet, trash and all utilities) With over 25 years operating as a B&B, under different a Business name and different owners, the property has become a landmark for guests to visit and return to. The current owners have stepped away from the house's past normalcy and and branded Turning Waters BB&A as a front runner in the modern Minnesota B&B business.
With two master suites, one 1/2 suite and two guest room, all on the quiet upper level; TW has successfully mirrored the dynamic ecosystems of Minnesota through all of the five centrally air conditioned/heated rooms. Designed through the inspiration of The Great Lakes, Mississippi River, Prairie, Wetlands and Coniferous ecosystems of Minnesota. The 4800 sq. ft house holds all its original woodwork and craftsmanship. The lower level consists of a spacious Foyer, a huge family style Dinning Room, a Teddy Roosevelt influenced Library and large leather-soft Commons Room. The kitchen is also more than ready to accommodate a chef cooking for 1-18 people. With two fridges, a deep freeze and top of the line gas/electric oven; it is no wonder the current owners like to entertain guests in the kitchen while they cook their delicious breakfasts. With three adjacent buildings, a carriage house (perfect for an innkeepers quarters) a three port garage and a storage shed- this property is full of potential. On top of it all- expanding over the whole house- is an attic with the amazing potential to be a movie theater/game room/spa area. With a little work, creativity and small investment this could create an all -in-one stop for guests of all ages.
With $80k put into redesigning and refurbishing the entire interior and $45k invested into updating the exterior of the house, which included repainting, replacing the porch floor and shingling the roof; the house is primed for many years of flawless operation. Turning Waters' grounds were re-landscaped in 2013 to fit the native Deciduous woods and backwater vegetation. With a wrap around porch overlooking four native garden plots and a backyard vegetable/herb garden, its no wonder the BB&A's five chickens are delighted to produce eggs every morning to help with breakfast. :)
As young entrepreneurs, the owners have had their pulse on social network marketing and modern day advertising campaigns since day one. With a website designed for sleek exploring and elegant interfacing, TW has a brilliant web presence. Since they launched their website on December 1st 2011, they have had 19,532 visitors, which is an increase of 59% since they launched, and a projected 16,133 MORE visitors for 2013. Furthermore, 55% of these visitors come from the prime location of the Twin cities only 1.5 hrs away from Turning Waters' front door.
Earning a Certificate of Excellence in 2013 from TripAdvisor.com they have had 96 out of 96 five star reviews with glowing comments you have to read to believe. Yelp.com reviews and Twitter followers have also been strong and blossoming. Turning Waters' Facebook presence boasts an incredible "total reached through organic/viral means" of 59,254 people. 70% of this number were people reached virally, This is indicative of a strong and loyal costumer that continues to grow; "word of mouth" in its most beautiful-cyber form. Not to mention, their built in referral program bringing the-over 1,700 completely satisfied guests and their friends back for more adventures and cold beer on the front porch over the last two years of operation.
The current owners are stepping away from the business to pursue other opportunities and challenges. Steeped in a life of travel and adventure, it is just simply time for the owners to move on to their next and newest adventure. They hope to find a buyer of the same hospitable, caring and adventurous spirit. There is no mistaking the level of work involved in running this unique business and their hopes are to find a buyer to fit the niche they have carved out in this nearly untapped Bed, Breakfast and Adventure market.
While the adventure business, M.A.P Guiding and Outdoor Education LLC, is a separate business they would like to find a buyer eager to continue to offer TW's guests a chance to get out a see the wild rivers and woods of Southeast Minnesota via M.A.P LLC. The owners have set in motion the pieces to keep M.A.P. LLC a functioning, profitable and supporting business for Turning Waters. This is a negotiable opportunity for any potential buyer and the owners will hold a space for private discussion. Please hold all questions regarding this for serious buyers.
- Built in 1904
- 27 years as B&B
- Last renovation in 2012
- For Sale By Owner
- 5 Guest Rooms
- 5 Guest Bathrooms
- 12 Parking Spots
- Has owner's quarters
- For Sale By Owner
- 35% annual. occ. rate
- $157.00 avg daily rate
136 Bridge Avenue Wabasha, MN 55981
Photos (click to enlarge)