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Listing Description

The Gibbons House

Step Back in Time: Historic Bed & Breakfast Investment Opportunity in Oklahoma

Have you ever dreamed of operating a Bed & Breakfast where every day feels like stepping into another era? The Gibbons House offers a rare combination of historic character, extensive restoration, modern comfort, and experiential hospitality potential—creating an opportunity for an owner-operator or investor with vision.

Picture guests arriving for Model T photo opportunities on the grounds, climbing aboard a horse-drawn buggy for an afternoon ride, arranging lake fishing excursions through the inn, or dressing in period clothing for themed weekends.

Evenings could feature live theater, storytelling, intimate gatherings, or other curated experiences that transform the property from simply a place to stay into a destination.

Why The Gibbons House Stands Apart

1. Historic Character – A distinctive historic property with authentic architectural appeal that differentiates it from conventional lodging.

2. Experiential Hospitality Potential – The opportunity extends beyond overnight accommodations to memorable guest experiences, themed stays, photography, lake activities, and curated add-ons.

3. Income + Lifestyle Opportunity – Particularly well suited for an owner-operator couple seeking to combine hospitality income with an onsite lifestyle.

4. Scenic Location – Convenient to lakes, recreation, open country, and attractions that can complement the guest experience.

5. Extensively Restored Property – With substantial renovation and modernization already completed, an investor enters the property with many of the major building systems, finishes, and structural improvements already addressed. Based on the scope and recency of the completed restoration, the pro forma assumes near-zero major capital expenditure (CapEx) during approximately the next decade, absent unforeseen repairs or owner-elected improvements. This has the potential to preserve cash flow and materially enhance projected net operating income (NOI).

Owning The Gibbons House is about more than operating a B&B—it is an opportunity to curate experiences that bring history to life. Guests do not simply stay the night; they step into a story.

Design & Restoration

Remodel design by Stephanie Brown of A3id Design Company, Tulsa.

Custom-built kitchen cabinetry, handcrafted interior stairway system, and elegant crown molding throughout by Brian Sanderson—“carpenter to the stars.”

Architectural consultation provided by Bren.Arc of Oklahoma.

The restoration includes:

• All-new mechanical systems and insulation

• New hardwood and tile flooring

• New garage door and opener

• New porch columns, stairs, and railing system

• New back porch addition

• Custom dual-pane windows

• Upgraded lighting fixtures

• Custom paint and stain, inside and out

The property is also being submitted for consideration for the National Register of Historic Places, which may create eligibility for certain grants, incentives, or historic-preservation programs depending upon qualification and future use.

Pro Forma – Historic B&B

Owner-Operator Couple | 4 Rooms + Optional 5th Room | No Special Events

The following figures are pro forma projections only. They are based on stated assumptions and are provided for illustrative purposes. They do not represent historical operating results, guaranteed future income, or guaranteed investment performance. Prospective buyers should conduct their own independent financial, legal, tax, zoning, licensing, and operational due diligence.

Pro Forma Assumptions

• 4 guest rooms, with potential 5th room for expansion

• 70% projected occupancy

• Average Daily Rate (ADR): $175

• Legacy experiential upsells: approximately $50 per participating stay

• 350 operating days per year

• Owner-operators provide management, guest services, and most housekeeping

• No owner payroll included

• Near-zero major CapEx assumed for approximately the next decade based upon the extensive recent restoration, excluding unforeseen repairs, routine maintenance, replacement reserves, or discretionary improvements

Base Pro Forma – 4 Rooms

Room Revenue

4 rooms × 70% occupancy × 350 nights × $175 ADR

Projected Room Revenue: $171,500 annually

Legacy Upsell Revenue

4 rooms × 70% occupancy × 350 nights × $50 × 50% participation

Projected Legacy Upsell Revenue: $24,500 annually

Base Projected Gross Revenue

Approximately $196,000 annually

Pro Forma Operating Expenses

• Food & Supplies: $20,000

• Utilities & Insurance: $18,000

• Marketing & Reservations: $10,000

• Maintenance & Miscellaneous: $10,000

• Owner Payroll: $0 – owner-operators provide labor

Projected Operating Expenses: approximately $58,000

Base Projected Owner-Operator Income

Approximately $138,000 annually before debt service, taxes, depreciation, reserves, and other buyer-specific expenses.

Expanded Experience Pro Forma

Additional guest experiences could provide meaningful ancillary revenue. The following assumptions price activities per stay, not per person, using projected annual participation rates:

• Boating + Picnic – $275 per stay | approximately 12% participation

• Guided Fishing – $200 per stay | approximately 9% participation

• Lake Day Bundle – boat + fishing + curated picnic | $425 per stay | approximately 3% participation

Projected 4-Room Revenue

• Room Revenue: $171,500

• Legacy Upsells: $24,500

• Boating + Picnic: approximately $32,300

• Guided Fishing: approximately $17,600

• Lake Day Bundle: approximately $12,500

Projected Gross Revenue

Approximately $258,400 annually

Less projected operating expenses of approximately $58,000:

Projected Owner-Operator Income

Approximately $200,400 annually before debt service, taxes, depreciation, reserves, and other buyer-specific expenses.

Optional Fifth-Room Upside

Activating a fifth guest room creates additional revenue potential while allowing much of the property's existing operating infrastructure to remain unchanged.

Using the same occupancy and ADR assumptions, a fifth room could contribute approximately $42,875 in additional annual room revenue, plus incremental experiential and ancillary revenue.

Under the expanded-experience pro forma, a five-room operation could potentially generate approximately:

$264,000 in projected annual owner-operator income

before debt service, taxes, depreciation, capital reserves, and other buyer-specific expenses.

Investment Perspective

The combination of a substantially restored historic property, limited anticipated near-term major capital requirements, multiple potential revenue streams, and an owner-operator hospitality model creates an unusual investment proposition.

Because extensive improvements have already been completed, the pro forma assumes near-zero major CapEx over approximately the next decade, which could allow a greater portion of operating cash flow to contribute to projected NOI rather than being redirected toward major deferred maintenance or renovation.

That assumption is not a guarantee and does not eliminate routine maintenance, replacement reserves, unforeseen repairs, or buyer-selected improvements. Prospective purchasers should independently inspect the property and develop their own CapEx forecast.

For the right buyer, The Gibbons House offers the potential to combine historic preservation, hospitality, experiential tourism, and income generation in one distinctive property.

Listing Information

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