Property Description

The Wapiti Lodge is a recently renovated, high-visibility lodging asset offering a streamlined, low-overhead operation in one of Colorado???s most supply-constrained tourism markets. The property consists of 16 guest rooms, supported by 20 parking spaces and a new roof; resulting in a stabilized physical asset with minimal near-term capital requirements. The unit mix is diversified across nightly and extended-stay demand, including multiple full-kitchen suites, kitchenette units, and standard double rooms, allowing flexibility in pricing strategy and guest segmentation. Two employee apartments provide on-site housing or additional income potential. The property operates on a modern, contactless model utilizing Cloudbeds, with integrated guest communication via Whistle and remote digital locks. This infrastructure supports an efficient, low-labor operating model that can scale with minimal staffing. For 2025, the property achieved approximately 2,516 occupied room nights with an average occupancy of 45.9% and an ADR of $114.70. Performance reflects strong seasonal demand, with peak summer occupancy exceeding 80% and ADRs reaching the mid-$140s, while shoulder and winter periods remain underutilized. Current revenue management practices rely on manually adjusted dynamic pricing, creating a clear opportunity for improved yield management, rate optimization, and occupancy growth. Reservation platforms utilized include Expedia, Airbnb, and Booking dot com, with a smaller but established base of direct bookings. A more intentional direct booking strategy and refined distribution approach present an immediate opportunity to improve net operating income. The asking price reflects a 4.7% capitalization rate based on 2025 financials; however, the asset remains operationally under-optimized. Targeted improvements in pricing strategy, channel mix, and off-season demand generation provide a clear path to increased RevPAR and overall asset yield. The property benefits from strong drive-by visibility and a recognizable roadside identity, anchored by its marquee sign, historically reading ???Last Motel for 150 Yards???, a memorable and authentic element of Durango???s hospitality character. With durable tourism demand, limited new supply, and operational upside, the Wapiti Lodge represents a compelling value-add acquisition in the Durango lodging market.

Property Features