THE APPLEWOOD MANOR

CASTLETON, VERMONT

Circa 1785

OFFERED EXCLUSIVELY BY THE HEARTHSIDE GROUP

CONFIDENTIALITY The Applewood Manor is offered exclusively for sale by the Hearthside Group. With respect for the owners and the nature of the lodging business, it is requested that all information regarding the sale of the property be kept completely confidential. Please direct all inquiries to Wendy Beach of the Hearthside Group at (802) 475-2150.

PLEASE NOTE The information in this package is believed to be materially accurate, but the Hearthside Group does not guarantee its accuracy or assume any liability thereof. It is expected that all information contained herein, as well as any additional information provided, will be verified by a prospective purchaser and their advisers. It should be understood that the Hearthside Group is acting exclusively as the seller's agent. The Hearthside Group is not responsible for prior sales, change of price or other terms, errors, omissions, or withdrawal from the market. This is not a legally binding offer to sell; all offers will be presented and the decision to accept, object, or counter will be the sellers.

APPLEWOOD MANOR IN BRIEF

Location Applewood Manor is a spectacular historic property in the

picturesque town of Castleton, Vermont, home to Castleton University. The inn’s proximity to the University

ensures a consistent demand for rooms by visiting families and school officials. Fifteen miles from Rutland, and in the heart of central Vermont, the inn also enjoys a strong tourism base. A visit to Castleton is a visit to authentic, historic Vermont with architecturally significant properties everywhere you look.

Acreage 33 acres offer a unique and scenic combination of open lawns, wooded areas, and river frontage on the Castleton river. Guests enjoy beautiful views from every room at the inn. Description of Offering The inn features five beautiful guest rooms each with private bath. Guests enjoy two lovely sitting areas, a beautiful dining

room with a wood burning fireplace, covered porches, and an in ground swimming pool. Owners enjoy a spectacular gourmet kitchen and private one-bedroom living quarters with a separate entrance. There are five garages and a separate barn on site

allowing for the potential of hobbies and or additional business pursuits for the new owners. Presence is the word

that best describes this inn. Architectural details abound throughout this historic property which has been meticulously maintained.

Age The property was built in 1785 as a private home. Purchased in 2004 and opened as an inn in 2007 Curb Appeal Applewood Manor is a landmark property with great curb appeal Web Site www.applewoodmanorbandb.com

Septic On Site Water On site well Roof Combination of metal and asphalt shingle Heat Combination of oil fired Buderus boiler with six zones and brand new external wood burning boiler which provides 95% of the heat and hot water for the inn Air Conditioning Individual units Fire Protection The inn is equipped with a sprinkler system throughout. Square Footage Approximately 4,650 square feet Owners Quarters Owners quarters include a bedroom, bath, and living room with cathedral ceiling and a loft area. There is a fireplace with a woodstove insert, laundry facilities, and a spectacular kitchen. Innkeepers enjoy access to five garages and a barn.

Kitchen Equipped with a Sub Zero fridge, a Viking six burner stove with double oven, granite countertop on the kitchen island and maple countertops elsewhere, hand crafted cabinetry, a spacious pantry, beautiful wooden floors, and plenty of space for innkeeper dining. Price $625,000.00 includes the business, the inn, and turnkey Furniture, fixtures, and equipment Landscaping The outside of the inn is as beautiful as the inside. Mature

trees, fencing, beautiful plantings, lawns, and wooded areas make this a dream for anyone interested in gardening and landscape.

Trip Advisor The Applewood Manor has 320 reviews on Trip Advisor, every single one in the excellent category. This is evidence of the high

level of product and service offered at this beautiful inn.

The Business Ralph and Nancy work tirelessly to maintain the landscaping and physical plant to exacting standards. They do almost all of the tasks related to the inn’s operation themselves. The result is a property with incredible reviews from a loyal clientele with many repeat guests. The occupancy rate for this inn hovers very close to 50% on an annual basis, outstanding by Vermont standards. This is due to the location in a college town with great proximity to many activities. Lakes Bomoseen, St. Catherine, and Hortonia are very close by as are the tourist destinations of Manchester, Killington, Rutland, and Middlebury with all the activities they offer. Gross revenues hover around $90,000.00 each year. With five garages on the property and a separate barn, new owners could potentially derive additional revenues through other business ventures. At $625,000.00 and considering the acreage, the outbuildings, the landscaping, the college town location, the furniture, fixtures, and equipment, the owners’ quarters, and the pool, this is an outstanding value for potential new innkeepers.

Dining Room

Guest Room

Guest Entrance

Barn

Guest Living Room

Library

Three Garage Outbuilding

Attached Two Car Garage