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    3 Lk Moxie Rd West Forks, ME 04985

    Sponsored
    For Sale
    $2,900,000

    Established lodging & rafting business in The Forks, ME

    Property size:
    320 SF

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    408
    This exceptional recreational business opportunity in The Forks, Maine, presents a unique chance to acquire a well-established lodging and whitewater rafting operation. Situated on 6.85 acres along the Kennebec River, this property boasts over 150 nightly guest accommodations, including private suites and standalone cabins. A main lodge features a full restaurant and pub, complemented by amenities such as a heated swimming pool. The property includes all real estate, furniture, fixtures, and equipment (FF&E) for both lodging and restaurant operations. Furthermore, the sale encompasses extensive rafting gear and equipment for up to 120 daily rafters, including rafts, paddles, life vests, wetsuits, buses, and trailers. Paintball equipment for 50+ participants is also included. The property consists of 12 buildings, with a total square footage ranging from 320 to 16,618 square feet. Located in a prime recreational area, this business benefits from year-round tourism, attracting visitors for various activities including whitewater rafting, snowmobiling, ATV riding, hunting, and fishing. Direct access to Maine's interconnected trail system (ITS) further enhances its appeal. The asking price for this turnkey operation is $2,900,000. The property's legal description is Map 11, Lots 13, 14 & 15, and the address is 3 Lake Moxie Road, The Forks, ME 04985. This is a rare opportunity to own a thriving business in a stunning natural setting.

    Property Features for 3 Lk Moxie Rd

    General Information

    Property type
    Specialty properties
    Square Feet
    320 SF
    Lot Size
    298,386 SF

    Building Details

    Buildings
    12

    We can help!

    Listing Contact
    Jonathan Rizzo
    Jonathan Rizzo

    Learn more

    HighLights

    • $2,900,000 asking price for a recreational business opportunity.
    • Special purpose property encompassing 6.85 acres.
    • Located at 3 Lake Moxie Road, The Forks, ME 04985 (APN: Map 11, Lots 13, 14 & 15).
    • Includes 12 buildings with lodging for over 150 guests, restaurant, pub, and heated pool.
    • Offers whitewater rafting, paintball, and access to extensive Maine trail systems for year‑round recreation.
    Property Profile Location Intelligence

    Current Use by Public Records

    Crab Apple Whitewater ... Raft Trip Outfitter

    Suggested Use

    Bed & Breakfast Hotel & Motel Department Store Grocery Store Bar & Pub Convenience Store Parking Facility Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    West Forks
    County
    Somerset
    State
    Maine
    Longitude
    -69.965757236185
    Latitude
    45.337260174645

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    FAQs

    What type of property is this?
    Specialty property - Established lodging & rafting business in The Forks, ME
    Where is this specialty property located?
    The property is located at 3 Lk Moxie Rd West Forks, ME.
    What is the asking price?
    The asking price for this property is $2,900,000.
    What are key features of this property?
    This property features: $2,900,000 asking price for a recreational business opportunity.; Special purpose property encompassing 6.85 acres.; Located at 3 Lake Moxie Road, The Forks, ME 04985 (APN: Map 11, Lots 13, 14 & 15).
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    3 Lk Moxie Rd West Forks, ME 04985
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    We can help!
    Listing Contact
    Jonathan Rizzo
    Jonathan Rizzo
    Real Estate License ID: BR923031
    Learn more
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