Gibbons House
Wagoner, OK
Offered for sale at $599,000
Historic Prairie Victorian is just 7 minutes to a Lake – $599,000
Great opportunity for a one-of-a-kind historic Victorian with potential as a boutique B&B, Airbnb/short-term rental, retreat property, or private residence. Totally renovated inside and out. All new mechanicals. Spacious interior, architectural character, multiple gathering areas, and proximity to Fort Gibson Lake create a unique hospitality or investment opportunity. No CapEx necessary for 10 years.
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.
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
Property Details- Potential Inn
- 5 Guest Rooms
- 3 Guest Room Baths
- Has Owner's Quarters
- Built in 1905
- Last Renovated in 2026
- Building is 3,200 SQFT
- Lot is 0.59 Acres
- Photo Gallery
- Property Website
Financial Details- Offered for sale at $599,000
Contact Information- To learn more contact Wes or Tiffani
- Email: awesb@comcast.net
- Phone: 9164740390
- Phone 2: (817) 233-0510
This property also appears on these pages: