The Gibbons House in Wagoner For Sale

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Listing Description

The Gibbons House Step Back in Time: Historic Bed & Breakfast Opportunity in Oklahoma

Have you ever dreamed of running a Bed & Breakfast where every day feels like stepping into another era? This Oklahoma property offers just that — the perfect blend of historic character and modern comfort, waiting for an innkeeper with vision.

Picture this:

• Guests arriving for Model T photo opportunities on the grounds, or climbing into a horse-drawn buggy ride for an afternoon stroll.
• Families booking lake fishing trips arranged through your inn, enjoying the timeless charm of simple pleasures.
• Couples dressing in period clothing for themed weekends, capturing the magic of living history.
• Evenings filled with live theater or storytelling, where your property becomes more than a place to stay — it’s a destination.

• Why This B&B Shines

• Historic Home with Character – a rare property with authentic charm that sets it apart.
• Experiential Appeal – not just lodging, but immersive experiences guests will talk about long after they leave.
• Income + Lifestyle – a business opportunity perfectly suited for couples or retirees who want both purpose and joy in their work.
• Scenic Location – close to lakes, open country, and all the ingredients for a memorable stay.

Owning this property is more than operating a B&B — it’s curating experiences that bring history to life. Guests won’t just stay the night… they’ll step into a story.

Remodel design by Stephanie Brown of A3id Design Company, Tulsa.
Custom-built kitchen cabinets, a 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
• All custom dual-pane windows
• Upgraded lighting fixtures
• Custom paint and stain, inside and out

The property is also being submitted for the National Historic Registry, which will open the door to future grants and tax incentives.

Pro Forma – Historic B&B (Owner-Operator Couple)

(4 Rooms + Optional 5th, No Special Events)

Assumptions

• 4 guest rooms (with possible 5th for expansion)
• 70% occupancy
• Average Daily Rate (ADR): $175
• Upsells per guest stay (buggy rides, fishing, period dress, photo ops, etc.): $50
• Operating Days: 350 per year
• Owner-operators handle guest services, management, and most housekeeping

• Revenue (4 Rooms in Operation)

1. Room Revenue

• 4 rooms × 70% occupancy × 350 nights × $175
  = $179,200 annually

1. Upsell Revenue

• 4 rooms × 70% occupancy × 350 nights × $50 × 50% participation
  = $24,500 annually

Total Gross Revenue (4 Rooms): ≈ $203,700 / year

Expenses (Lean Owner-Operator)

• Food & Supplies: $20,000
• Utilities & Insurance: $18,000
• Marketing & Reservations: $10,000
• Maintenance & Misc.: $10,000
• Payroll: $0 (owners provide labor)

Total Expenses: ≈ $58,000

Projected Net Income (4 Rooms): ≈ $145,700 / year

Upside Potential with 5th Room

• Room Revenue +$44,800
• Upsells +$6,125
• Net Increase ≈ $45,000 more per year

Takeaway for Buyers (Owner-Operators):

• 4 rooms → ~$145K lifestyle income per year.
• 5 rooms → ~$190K per year.
• Owners live onsite, control quality, and keep labor costs in their pocket as part of their lifestyle compensation.
• Guests don’t just stay — they experience historic charm + unique add-ons (buggy rides, fishing, period dress, photo ops).

Now adding lake experiences (priced per stay, not per person), with sensible base-case annualized participation:

• Boating + Picnic — $275 per stay, ~12% of stays across the year

• Guided Fishing — $200 per stay, ~9%

• Lake Day Bundle (boat + fish + curated picnic) — $425 per stay, ~3%

What that yields (Base Case)

• 4 rooms:

  • Room revenue: $171,500

  • Legacy upsells: $24,500

  • New lake add-ons: Boating+Picnic $32,300, Fishing $17,600, Bundle $12,500 → $62,400

  • Total gross: $258,400

  • Expenses: $58,000

  • Projected net: $200,400

• 5 rooms (same assumptions):

  • Projected net: $264,300

• Please contact Wes Brown  -

Listing Information

Property Information