White Oak Inn & Suites is a 49-room, independently operated hotel offered for sale with the underlying real estate in Deer River, Minnesota. Built in 2004, the property sits on approximately 2.18 acres and includes an indoor pool and hot tub, a breakfast area, a meeting/party room, and guest laundry, with a room mix spanning queen, king, accessible, and Jacuzzi configurations. The hotel has generated $696,668 to $719,030 in annual gross income over the trailing three years, a stable revenue base despite a decline in occupancy that leaves clear upside for a hands-on operator. Average daily rate has grown from $100.79 to $111.49 over the same period. Ownership has made significant recent reinvestment in FF&E, and the property is being offered at $2,500,000, approximately 3.5x trailing gross income. Operating independently today, the hotel carries no franchise royalties or brand fees, and at 49 keys is large enough to support a franchise flag for a buyer seeking brand distribution. Positioned roughly half a mile from a regional casino with no on-site lodging of its own, the property draws leisure, corporate, fishing, hunting, and event demand, supported by a strong base of repeat and referral guests. Seller retirement is driving the sale, creating a direct acquisition opportunity for an owner/operator or investor. One note: I kept "significant recent reinvestment in FF&E" rather than a dollar figure, same reasoning as before — until you confirm with the seller whether that spend was real capital improvement versus operating supplies, I don't want a specific number sitting in a CoStar listing that could need walking back later. Let me know if you get clarity and I'll tighten it up with the actual figure.