Family Resort, Cabins, camping, winter fishing **PRICE REDUCED**

Situated on a lofty, level plateau under a stand of towering Norway Pine, facing West for beautiful sunsets.

The resort has 13 rental cabins (7 winterized), 9 seasonal RV sites, 3 full hook up camp sights and 2 tent sites with electric. There is a newly remodeled lodge with 4 bedroom, and 2 bathroom residence, a large heated shop, 7 winter fish houses and lots of equipment.

The resort has good cash flow and most all conditions exist for the next level of achievement. Current owners have been their 9 years and make their living off the resort income without outside income in addition to all the capital improvements they have made to the resort. A new buyer can expect to do the same. A smart, ambitious resort buyer looks for opportunities for achievement and better cash flow. Cabin and equipment rental have the highest percentage of profit margin. All cabins are on full concrete block foundations. Most cabins could support 2nd floors for expansion. All roofs on every building have been replaced within the last 2 years along with many of the windows. Most cabins are freshly painted or newly sided. Many of the kitchens, bathrooms and mattresses have also been updated.

Current cabin rate are modest and increases could be possible, furniture and decorating updates would be appreciated with higher rates. Higher cabin rates follows with higher equipment rental rates.

Another cash flow factor that exists is the fact that the resort is on a U.S. Forest Service lease. The lease has been in existence since approximately the 1930’s The US Forest Service lease is for the land only. All buildings, docks, sewer and water systems, electrical services and other improvements are owned by the resort. Any questions or permits on the lease are handled on a local level at the US Forest Service office in nearby Deer River.Most all resorts in this area are on Forest Services leases. If the land had to be purchased the price of the resort would increase by $400,000+. The real estate taxes and annual lease fees are just over $7,000 per year.

Enhancements: To strengthen mid season occupancy with families, add adventure with canoeing and kayaking on the Mississippi River which is across the road from the resort. Fall occupancy maybe enhanced with hunting, which this resort is next to 1.000’s of acres of public land, all huntable.

A solid physical with a good business, priced correctly for a sale in this market at $998,000. Resort is being sold turn key and will seller assistance for the transition. Schedule an appointment to see. Call Tom Ossell c. 612-805-9646