{
  "schema": "corbelworks.hospitality-listing-verification.v1",
  "generated_at": "2026-08-17",
  "retrieved": "2026-08-17",
  "author": "Corbelworks (listing verification)",
  "method": "Each listing was fetched live from the broker's own site on 2026-08-17 (WordPress REST API for The B&B Team and NE Campground Brokers; rendered property page + current listings carousel for Muroff Hospitality). Raw receipts are stored under corbelworks/reports/hospitality-listing-verification/receipts/. Every quoted claim below is a verbatim substring of the fetched page content and is machine-checked against the receipt by scripts/lumen/verify-hospitality-claims.mjs. Nothing here is paraphrased into a number. Listings that resolved as sold or off the current index were excluded.",
  "classification_legend": {
    "Verifiable-as-published": "The claim is stated specifically enough that a buyer or third party could confirm it from public records or the listing itself (asking price, address, acreage, year built, stated room count).",
    "Unverifiable-as-published": "The claim is material but cannot be checked from what is published — a financial or performance figure asserted with no supporting document, an uncited market statistic, or a subjective selling adjective ('turnkey', 'profitable', 'high-margin', 'upside').",
    "Material-info-missing": "A fact a buyer needs to price the deal is not published at all — no revenue, no cash flow, no occupancy, financials held behind an NDA, an omitted room count, or a blank/'contradicted' field."
  },
  "boundary": "This is a read of what each listing publishes, not an accusation. 'Unverifiable-as-published' does not mean false — it means a buyer cannot confirm it without documents the seller has not yet shown. Corbelworks scores published claims against evidence; it does not broker, negotiate, appraise, or take a success fee.",
  "listings": [
    {
      "code": "BBT-01",
      "broker": "bbteam",
      "broker_name": "The B&B Team",
      "state": "NH",
      "display_name": "Dexter's Inn — Lake Sunapee, NH",
      "anon": false,
      "asking_price": "$3,400,000",
      "listing_url": "https://bbteam.com/listing/lake-sunapee-new-hampshire-four-season-estate-inn/",
      "source_api": "https://bbteam.com/wp-json/wp/v2/listing/54720",
      "modified": "2026-07-16",
      "receipts": {
        "json": "BBT-01-bbteam.rest.json",
        "html": "BBT-01-bbteam.page.html",
        "text": "BBT-01-bbteam.txt"
      },
      "summary": "18-key four-season estate inn with an event pavilion; price is published, but every performance and margin claim is asserted without a source and no revenue/occupancy is shown.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$3,400,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Signed listing/representation agreement or an MLS/CRE record confirming the current list price."
        },
        {
          "field": "Physical scale",
          "quote": "20-acre hilltop estate",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Town of Sunapee assessor parcel card / deed confirming acreage."
        },
        {
          "field": "Room count",
          "quote": "18 guest accommodations",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Certificate of occupancy / rooms permit and current booking-channel inventory."
        },
        {
          "field": "Margin / rate claim",
          "quote": "high-margin format that corporate and social event clients seek and pay premium rates to access",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Trailing-12 P&L by department and an event-booking ledger with realized rates; there is no margin or rate figure on the page to check."
        },
        {
          "field": "Event capacity",
          "quote": "events for up to 225 guests",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Assembly permit / fire-code occupancy letter for the pavilion."
        },
        {
          "field": "Revenue / cash flow",
          "quote": "",
          "classification": "Material-info-missing",
          "evidence_needed": "No revenue, NOI, occupancy or ADR is published anywhere in the listing — the numbers a buyer prices the deal on are absent."
        }
      ]
    },
    {
      "code": "BBT-02",
      "broker": "bbteam",
      "broker_name": "The B&B Team",
      "state": "VT",
      "display_name": "Iconic Vermont Inn & Event Venue — Mad River Valley, VT (confidential)",
      "anon": false,
      "asking_price": "$3,975,000",
      "listing_url": "https://bbteam.com/listing/iconic-vermont-inn-event-venue-for-sale-mad-river-valley-vt/",
      "source_api": "https://bbteam.com/wp-json/wp/v2/listing/55598",
      "modified": "2026-08-07",
      "receipts": {
        "json": "BBT-02-bbteam.rest.json",
        "html": "BBT-02-bbteam.page.html",
        "text": "BBT-02-bbteam.txt"
      },
      "summary": "A confidential offering that states its price but withholds all financials behind an NDA and supports its pricing narrative with an uncited state market statistic.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$3,975,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Listing agreement / broker confirmation of the current list price."
        },
        {
          "field": "Physical scale",
          "quote": "44-acre property in the Mad River Valley",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Assessor parcel card / deed for acreage (identity released only under NDA, so acreage is not yet tied to a verifiable parcel)."
        },
        {
          "field": "Room count",
          "quote": "twelve individually appointed guest rooms and suites",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Rooms permit / booking inventory once the property is identified."
        },
        {
          "field": "Financials",
          "quote": "Financial information and full property identification are available to qualified buyers upon execution of a confidentiality agreement",
          "classification": "Material-info-missing",
          "evidence_needed": "The listing itself states the financials are not published. A buyer needs the trailing-12 P&L, tax returns and event-revenue detail released under the NDA."
        },
        {
          "field": "Market statistic",
          "quote": "reaching an estimated $31 million in 2025 from under $17 million in 2019",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "The named third-party study behind the Vermont luxury-wedding market figure, with methodology; no source is cited on the page."
        },
        {
          "field": "Pricing-power claim",
          "quote": "its pricing relative to comparable destinations",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "A comparable-sales set with dates and terms; no comps or numbers are shown."
        }
      ]
    },
    {
      "code": "BBT-03",
      "broker": "bbteam",
      "broker_name": "The B&B Team",
      "state": "VT",
      "display_name": "The Newfane Inn & Court Street Tavern — Newfane, VT",
      "anon": false,
      "asking_price": "$1,625,000",
      "listing_url": "https://bbteam.com/listing/historic-newfane-vermont-village-inn-tavern-for-sale/",
      "source_api": "https://bbteam.com/wp-json/wp/v2/listing/54839",
      "modified": "2026-07-16",
      "receipts": {
        "json": "BBT-03-bbteam.rest.json",
        "html": "BBT-03-bbteam.page.html",
        "text": "BBT-03-bbteam.txt"
      },
      "summary": "Eight-room village inn with a tavern; the F&B revenue stream and 'considerable upside' are described but never quantified.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$1,625,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Listing agreement / broker confirmation."
        },
        {
          "field": "Room count",
          "quote": "eight guest rooms comprising four multi-room suites and four private guest rooms",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Rooms permit / booking inventory."
        },
        {
          "field": "Year established",
          "quote": "Established in 1787",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Historic register / deed record."
        },
        {
          "field": "F&B revenue stream",
          "quote": "provides a food and beverage revenue stream",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Tavern POS export and P&L; a revenue stream is asserted with no dollar figure."
        },
        {
          "field": "Upside claim",
          "quote": "considerable upside available to an incoming owner",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Current operating financials plus a defined value-add plan; 'upside' is stated against no baseline."
        },
        {
          "field": "Revenue / occupancy",
          "quote": "",
          "classification": "Material-info-missing",
          "evidence_needed": "No room revenue, occupancy, ADR or tavern revenue figure is published."
        }
      ]
    },
    {
      "code": "BBT-04",
      "broker": "bbteam",
      "broker_name": "The B&B Team",
      "state": "MA",
      "display_name": "Liberty Hill Inn — Yarmouth Port, Cape Cod, MA",
      "anon": false,
      "asking_price": "$2,475,000",
      "listing_url": "https://bbteam.com/listing/historic-inn-for-sale-in-yarmouth-port-on-cape-cod/",
      "source_api": "https://bbteam.com/wp-json/wp/v2/listing/53401",
      "modified": "2026-05-26",
      "receipts": {
        "json": "BBT-04-bbteam.rest.json",
        "html": "BBT-04-bbteam.page.html",
        "text": "BBT-04-bbteam.txt"
      },
      "summary": "Marketed as 'turnkey' and 'proven,' but the listing also notes the inn 'previously operated' four seasons — a going-concern question — and shows no financials.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$2,475,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Listing agreement / broker confirmation."
        },
        {
          "field": "Turnkey / proven claim",
          "quote": "a turnkey opportunity to acquire a proven, impeccably maintained hospitality asset",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "'Proven' implies a track record — a trailing-12 or trailing-36 P&L and occupancy history are needed and none are shown; 'impeccably maintained' needs a property-condition assessment."
        },
        {
          "field": "Operating status",
          "quote": "Liberty Hill Inn previously operated throughout all four seasons",
          "classification": "Material-info-missing",
          "evidence_needed": "'Previously operated' raises whether it is a going concern today; a buyer needs the current operating calendar and last full-year financials, which are not published."
        },
        {
          "field": "Renovation history",
          "quote": "Current owners purchased the Inn in May of 2004",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Barnstable County deed / registry of deeds record."
        },
        {
          "field": "Revenue / occupancy",
          "quote": "",
          "classification": "Material-info-missing",
          "evidence_needed": "No revenue, occupancy, ADR or NOI is published."
        }
      ]
    },
    {
      "code": "BBT-05",
      "broker": "bbteam",
      "broker_name": "The B&B Team",
      "state": "MA",
      "display_name": "Luxury Cape Cod Inn (the Inn at Cape Cod), MA",
      "anon": false,
      "asking_price": "$3,350,000",
      "listing_url": "https://bbteam.com/listing/luxury-cape-cod-inn-for-sale/",
      "source_api": "https://bbteam.com/wp-json/wp/v2/listing/43144",
      "modified": "2026-06-05",
      "receipts": {
        "json": "BBT-05-bbteam.rest.json",
        "html": "BBT-05-bbteam.page.html",
        "text": "BBT-05-bbteam.txt"
      },
      "summary": "Ten-room luxury inn with a 'recently reduced' price and unbuilt expansion 'positioned' on the third floor; financials absent.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "offered at the recently reduced price of $3,350,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Listing agreement; the 'recently reduced' part needs prior list-price history (MLS days-on-market/price-change log) to verify."
        },
        {
          "field": "Room count",
          "quote": "operating with 10 guest rooms as of the 2023 season",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Rooms permit / booking inventory; note the count is stated 'as of the 2023 season.'"
        },
        {
          "field": "Acreage",
          "quote": "2.15 acres",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Barnstable assessor parcel card."
        },
        {
          "field": "Expansion potential",
          "quote": "positioned for the addition of two luxury king suites and awaits new owners to finish the work",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "This is unbuilt inventory; verify zoning/permit feasibility and the capex to complete — no cost or permit status is published."
        },
        {
          "field": "Revenue / occupancy",
          "quote": "",
          "classification": "Material-info-missing",
          "evidence_needed": "No revenue, occupancy or ADR is published for a $3.35M asset."
        }
      ]
    },
    {
      "code": "BBT-06",
      "broker": "bbteam",
      "broker_name": "The B&B Team",
      "state": "VT",
      "display_name": "Echo Lake Inn — Ludlow, VT (near Okemo & Killington)",
      "anon": false,
      "asking_price": "$2,400,000",
      "listing_url": "https://bbteam.com/listing/historic-vermont-inn-for-sale-okemo-valley/",
      "source_api": "https://bbteam.com/wp-json/wp/v2/listing/54282",
      "modified": "2026-07-16",
      "receipts": {
        "json": "BBT-06-bbteam.rest.json",
        "html": "BBT-06-bbteam.page.html",
        "text": "BBT-06-bbteam.txt"
      },
      "summary": "One of the few inns to publish an occupancy figure — but the ~30% occupancy, the 60% statewide benchmark and the value-add thesis are all stated without a source.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$2,400,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Listing agreement / broker confirmation."
        },
        {
          "field": "Address & acreage",
          "quote": "7.29 ± acres on two adjacent lots at 2 Dublin Road, Ludlow, VT 05149",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Town of Ludlow assessor parcel cards for both lots."
        },
        {
          "field": "Room count",
          "quote": "22 guest accommodations",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Rooms permit / booking inventory."
        },
        {
          "field": "Occupancy (property)",
          "quote": "historically achieved average annual occupancy of approximately 30% ±",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "PMS occupancy export or STR report reconciled to a stated year; the figure is published with no source or period."
        },
        {
          "field": "Occupancy (market benchmark)",
          "quote": "Statewide Vermont hotel occupancy averages approximately 60% annually",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "The named STR / state tourism source for the benchmark; none is cited, and the 30%-vs-60% gap is the core of the pricing pitch."
        },
        {
          "field": "Value-add / revenue potential",
          "quote": "significant event-driven revenue potential",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Current event-revenue actuals plus a modeled plan; potential is asserted with no baseline revenue shown."
        }
      ]
    },
    {
      "code": "BBT-07",
      "broker": "bbteam",
      "broker_name": "The B&B Team",
      "state": "VT",
      "display_name": "The Inn at Ormsby Hill — Manchester, VT",
      "anon": false,
      "asking_price": "$2,250,000",
      "listing_url": "https://bbteam.com/listing/destination-southern-vermont-inn-for-sale/",
      "source_api": "https://bbteam.com/wp-json/wp/v2/listing/42918",
      "modified": "2024-10-09",
      "receipts": {
        "json": "BBT-07-bbteam.rest.json",
        "html": "BBT-07-bbteam.page.html",
        "text": "BBT-07-bbteam.txt"
      },
      "summary": "A Select Registry B&B whose listing (last touched 2024) is rich on 1764 history and empty on current performance.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$2,250,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Listing agreement / broker confirmation."
        },
        {
          "field": "Room count",
          "quote": "total guest room count to 10",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Rooms permit / booking inventory."
        },
        {
          "field": "Affiliation",
          "quote": "member, by invitation only, of Select Registry",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Select Registry membership directory lookup."
        },
        {
          "field": "Historical anecdote",
          "quote": "it is reported that Robert Todd Lincoln, son of President Lincoln, frequented the property",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "The listing itself hedges with 'it is reported'; a cited historical source would be needed (immaterial to value, flagged for candor)."
        },
        {
          "field": "Revenue / occupancy",
          "quote": "",
          "classification": "Material-info-missing",
          "evidence_needed": "No revenue, occupancy or ADR is published; the listing was last updated in 2024."
        }
      ]
    },
    {
      "code": "BBT-08",
      "broker": "bbteam",
      "broker_name": "The B&B Team",
      "state": "VT",
      "display_name": "The Lilac Inn — Brandon, VT",
      "anon": false,
      "asking_price": "$1,795,000",
      "listing_url": "https://bbteam.com/listing/vermont-wedding-and-events-destination-inn/",
      "source_api": "https://bbteam.com/wp-json/wp/v2/listing/52816",
      "modified": "2026-07-16",
      "receipts": {
        "json": "BBT-08-bbteam.rest.json",
        "html": "BBT-08-bbteam.page.html",
        "text": "BBT-08-bbteam.txt"
      },
      "summary": "A wedding/events inn that never states its room count and shows no event volume or revenue.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$1,795,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Listing agreement / broker confirmation."
        },
        {
          "field": "Building scale",
          "quote": "11,000 sq. ft. two story hipped roof Georgian Revival house",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Assessor building record for square footage."
        },
        {
          "field": "Room count",
          "quote": "number of guest accommodations is perfectly suited to its use",
          "classification": "Material-info-missing",
          "evidence_needed": "A lodging listing that never states how many guest rooms it has; the room count must be obtained before it can be verified."
        },
        {
          "field": "Event business",
          "quote": "destination wedding and events facility",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Event-booking calendar and revenue by year; the events business is the thesis but no volume or revenue is published."
        },
        {
          "field": "Revenue / occupancy",
          "quote": "",
          "classification": "Material-info-missing",
          "evidence_needed": "No revenue, event count, or occupancy is published."
        }
      ]
    },
    {
      "code": "NECGB-01",
      "broker": "necgb",
      "broker_name": "NE Campground Brokers",
      "state": "CT",
      "display_name": "Blind campground listing #1 — Western Connecticut",
      "anon": true,
      "asking_price": "$2,600,000",
      "listing_url": "https://necampgroundbrokers.com/riverfront-campground-in-new-hampshire-3-4-4-2-2-2-2/",
      "source_api": "https://necampgroundbrokers.com/wp-json/wp/v2/pages/1298",
      "modified": "2023-06-06",
      "receipts": {
        "json": "NECGB-01-necgb.rest.json",
        "text": "NECGB-01-necgb.txt"
      },
      "summary": "Publishes a 2022 gross revenue but leaves the cash-flow field blank, contradicts its own acreage, and was last updated in 2023.",
      "claims": [
        {
          "field": "Sale price",
          "quote": "$2,600,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Broker confirmation of current asking price (blind listing; not tied to a public parcel)."
        },
        {
          "field": "Gross revenue",
          "quote": "$662,403",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "2022 filed tax return / P&L and bank deposits; marked 'Actual' but no document is attached and the figure is to-the-dollar with no source."
        },
        {
          "field": "Net revenue (cash flow)",
          "quote": "Net Revenue (cash flow)",
          "classification": "Material-info-missing",
          "evidence_needed": "The cash-flow field is present but blank — the single most important number for a buyer is left empty."
        },
        {
          "field": "Acreage (self-contradiction)",
          "quote": "approximately 50 acres",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "The overview says 'approximately 50 acres' while the details block says 'Acres 60±'; the published figures contradict each other and need a deed/survey to resolve."
        },
        {
          "field": "Data freshness",
          "quote": "Last Updated\n6/6/2023",
          "classification": "Material-info-missing",
          "evidence_needed": "Financials are the 2022 year, last updated 2023; a current trailing-12 is missing for a 2026 sale."
        }
      ]
    },
    {
      "code": "NECGB-02",
      "broker": "necgb",
      "broker_name": "NE Campground Brokers",
      "state": "VT",
      "display_name": "Blind campground listing #2 — Northeast Kingdom, VT",
      "anon": true,
      "asking_price": "$1,700,000",
      "listing_url": "https://necampgroundbrokers.com/riverfront-campground-in-new-hampshire-3-4-4-2-2/",
      "source_api": "https://necampgroundbrokers.com/wp-json/wp/v2/pages/1288",
      "modified": "2023-06-08",
      "receipts": {
        "json": "NECGB-02-necgb.rest.json",
        "text": "NECGB-02-necgb.txt"
      },
      "summary": "Publishes both gross and cash flow (a ~57% margin) with no supporting documents, and disagrees with its own index card on site count.",
      "claims": [
        {
          "field": "Sale price",
          "quote": "$1,700,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Broker confirmation of asking price."
        },
        {
          "field": "Gross revenue",
          "quote": "$207,596",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "2022 tax return / P&L; marked 'Actual' with no attached document."
        },
        {
          "field": "Net revenue (cash flow)",
          "quote": "$118,746",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "A cash-flow of $118,746 on $207,596 gross implies a ~57% owner-benefit margin; needs a normalized P&L with add-backs itemized to verify."
        },
        {
          "field": "Site count (self-contradiction)",
          "quote": "under 50 sites",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "The page says 'under 50 sites' while the broker's own current index card says 'Less than 100 sites'; the published counts disagree."
        },
        {
          "field": "Data freshness",
          "quote": "Financial Data Year\n2022",
          "classification": "Material-info-missing",
          "evidence_needed": "2022 financials for a 2026 sale; a current trailing-12 is missing."
        }
      ]
    },
    {
      "code": "NECGB-03",
      "broker": "necgb",
      "broker_name": "NE Campground Brokers",
      "state": "CT",
      "display_name": "Blind campground listing #3 — Eastern Connecticut",
      "anon": true,
      "asking_price": "$3,250,000",
      "listing_url": "https://necampgroundbrokers.com/riverfront-campground-in-new-hampshire-3-4-4-2-2-2/",
      "source_api": "https://necampgroundbrokers.com/wp-json/wp/v2/pages/1293",
      "modified": "2023-06-06",
      "receipts": {
        "json": "NECGB-03-necgb.rest.json",
        "text": "NECGB-03-necgb.txt"
      },
      "summary": "A $3.25M ask on a rounded $500,000 gross with the cash-flow field left blank — a 6.5x-revenue price with no earnings shown.",
      "claims": [
        {
          "field": "Sale price",
          "quote": "$3,250,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Broker confirmation of asking price."
        },
        {
          "field": "Gross revenue",
          "quote": "$500,000",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "A round '$500,000' marked 'Actual' for 2022; a to-the-dollar tax return / P&L is needed — a rounded actual is a flag."
        },
        {
          "field": "Net revenue (cash flow)",
          "quote": "Net Revenue (cash flow)",
          "classification": "Material-info-missing",
          "evidence_needed": "Cash-flow field blank; the price is 6.5x published gross with no earnings figure to support it."
        },
        {
          "field": "Seller financing",
          "quote": "Seller Financing Available to Qualified Buyers",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Proposed terms (down payment, rate, amortization) — the availability is stated but no terms are published."
        },
        {
          "field": "Data freshness",
          "quote": "Last Updated\n6/6/2023",
          "classification": "Material-info-missing",
          "evidence_needed": "2022 financials, last updated 2023; current trailing-12 missing."
        }
      ]
    },
    {
      "code": "NECGB-04",
      "broker": "necgb",
      "broker_name": "NE Campground Brokers",
      "state": "MA",
      "display_name": "Blind campground listing #4 — Western Massachusetts",
      "anon": true,
      "asking_price": "$2,200,000",
      "listing_url": "https://necampgroundbrokers.com/riverfront-campground-in-new-hampshire-3-4-4-2/",
      "source_api": "https://necampgroundbrokers.com/wp-json/wp/v2/pages/1162",
      "modified": "2023-06-06",
      "receipts": {
        "json": "NECGB-04-necgb.rest.json",
        "text": "NECGB-04-necgb.txt"
      },
      "summary": "Its own title says 120 acres while the detail block says 140±; gross and cash flow are published as 'Actual' with no documents.",
      "claims": [
        {
          "field": "Sale price",
          "quote": "$2,200,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Broker confirmation of asking price."
        },
        {
          "field": "Gross revenue",
          "quote": "$446,656",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "2022 tax return / P&L; marked 'Actual' with no attached document."
        },
        {
          "field": "Net revenue (cash flow)",
          "quote": "$206,966",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Normalized P&L with itemized add-backs to support the stated cash flow."
        },
        {
          "field": "Acreage (self-contradiction)",
          "quote": "Acres\n140±",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "The listing title says '120 Acre' and the overview says 'over 120 acres,' but the details block says '140±'; a deed/survey is needed to resolve the contradiction."
        },
        {
          "field": "Data freshness",
          "quote": "Financial Data Year\n2022",
          "classification": "Material-info-missing",
          "evidence_needed": "2022 financials for a 2026 sale; current trailing-12 missing."
        }
      ]
    },
    {
      "code": "MUR-01",
      "broker": "muroff",
      "broker_name": "Muroff Hospitality",
      "state": "ME",
      "display_name": "The Lucerne Inn — Dedham, ME",
      "anon": false,
      "asking_price": "$3,195,000",
      "listing_url": "https://muroffhospitality.com/property/lucerne-inn/",
      "source_api": "https://muroffhospitality.com/wp-json/wp/v2/properties/1379132",
      "modified": "2026-05-11",
      "receipts": {
        "json": "MUR-01-muroff.rest.json",
        "html": "MUR-01-muroff.page.html",
        "text": "MUR-01-muroff.txt"
      },
      "summary": "Price and address are published; the public page is a single paragraph of atmosphere with no room count, no financials, and everything else behind an NDA.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$3,195,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Confirmed from Muroff's current listings index (receipt: muroff-listings-index.rendered.txt)."
        },
        {
          "field": "Address",
          "quote": "2517 Main Road, Dedham, ME",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Penobscot County / Dedham assessor record."
        },
        {
          "field": "Age claim",
          "quote": "200 plus year old inn",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "'200 plus year old' is approximate; a deed / historic record would date it precisely."
        },
        {
          "field": "Room count",
          "quote": "",
          "classification": "Material-info-missing",
          "evidence_needed": "The public page never states the number of guest rooms for a $3.2M hotel."
        },
        {
          "field": "Financials / occupancy",
          "quote": "For Non-Disclosure Agreement Click Here",
          "classification": "Material-info-missing",
          "evidence_needed": "No revenue, occupancy, ADR or room count is published; all detail is gated behind an NDA."
        }
      ]
    },
    {
      "code": "MUR-02",
      "broker": "muroff",
      "broker_name": "Muroff Hospitality",
      "state": "MA",
      "display_name": "1896 House Country Inn & Pub — Williamstown, MA",
      "anon": false,
      "asking_price": "$3,850,000",
      "listing_url": "https://muroffhospitality.com/property/1896-house-country-inn-pub/",
      "source_api": "https://muroffhospitality.com/wp-json/wp/v2/properties/6600",
      "modified": "2025-06-18",
      "receipts": {
        "json": "MUR-02-muroff.rest.json",
        "html": "MUR-02-muroff.page.html",
        "text": "MUR-02-muroff.txt"
      },
      "summary": "Price, address and 17-acre parcel are published; the body is history and 'development potential' with no room count, no revenue and no occupancy.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$3,850,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Confirmed from Muroff's current listings index (receipt: muroff-listings-index.rendered.txt)."
        },
        {
          "field": "Parcel size",
          "quote": "17 acre parcel",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Williamstown / Berkshire County assessor record."
        },
        {
          "field": "Development potential",
          "quote": "enormous development potential for additional guest-rooms or a residential component",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Zoning, buildable-area and permit feasibility; 'enormous potential' is asserted with no entitlement analysis."
        },
        {
          "field": "Untapped market claim",
          "quote": "an untapped market for small conferences, weddings and social functions",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "A demand study or booking pipeline; the claim is speculative with no data."
        },
        {
          "field": "Financials / occupancy / rooms",
          "quote": "For Non-Disclosure Agreement Click Here",
          "classification": "Material-info-missing",
          "evidence_needed": "No current room count, revenue, occupancy or ADR is published for the operating hotel and restaurant."
        }
      ]
    },
    {
      "code": "MUR-03",
      "broker": "muroff",
      "broker_name": "Muroff Hospitality",
      "state": "MA",
      "display_name": "King Phillip Restaurant & Motel — Phillipston, MA",
      "anon": false,
      "asking_price": "$1,525,000",
      "listing_url": "https://muroffhospitality.com/property/king-phillip-restaurant-motel/",
      "source_api": "https://muroffhospitality.com/wp-json/wp/v2/properties/1378067",
      "modified": "2026-01-09",
      "receipts": {
        "json": "MUR-03-muroff.rest.json",
        "html": "MUR-03-muroff.page.html",
        "text": "MUR-03-muroff.txt"
      },
      "summary": "Calls itself a 'successful, profitable, turn key' business but publishes no revenue, no cash flow and no occupancy to support any of it.",
      "claims": [
        {
          "field": "Asking price",
          "quote": "$1,525,000",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Confirmed from Muroff's current listings index (receipt: muroff-listings-index.rendered.txt)."
        },
        {
          "field": "Room count",
          "quote": "12 modern guestrooms",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Rooms permit / booking inventory."
        },
        {
          "field": "Acreage",
          "quote": "boasts 5 acres",
          "classification": "Verifiable-as-published",
          "evidence_needed": "Phillipston assessor parcel record."
        },
        {
          "field": "Profitability claim",
          "quote": "well-established and profitable business",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Trailing-12 P&L, tax returns and POS/PMS exports; 'profitable' is asserted with no revenue or earnings figure anywhere on the page."
        },
        {
          "field": "Turn-key claim",
          "quote": "successful turn key restaurant and motel",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "A property-condition report plus operating financials; 'successful, turn key' is subjective and undocumented."
        },
        {
          "field": "Revenue-growth claim",
          "quote": "enormous potential to increase revenue",
          "classification": "Unverifiable-as-published",
          "evidence_needed": "Baseline revenue and a defined growth plan; potential is claimed with no current revenue disclosed."
        }
      ]
    }
  ]
}