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Black Bear Manor 118 6TH Ave 10 Room Hotel Ouray, CO 81427 $2,950,000 ($295,000/Room) 8.77% Cap Rate
INVESTMENT HIGHLIGHTS
- fully turn-key hospitality business — including real estate, furnishings, and operational setup
- well reviewed
- just 2 blocks from Main Street, walking distance to downtown shops, river, and the Uncompahgre River.
EXECUTIVE SUMMARY
Offered at $2,950,000 | 8.7% CAP Rate. Black Bear Manor features ten tastefully appointed guest rooms and two staff rooms, each offering a full private bathroom, 9 out of 10 offer interior and exterior private entrances for privacy and comfort.
Property Improvements:
Significant capital improvements have been completed, ensuring the inn is in top condition and ready for continued success. Highlights include:
New Trex decking and balconies throughout the property
Exterior fully repainted for a fresh, inviting curb appeal
Complete transformation of Room 1 into a luxurious honeymoon suite, featuring a fully gutted and remodeled bedroom and bathroom
Two new staff lodging rooms added (one behind the kitchen and one behind the observatory, the latter fully gutted and remodeled)
Full remodel of the observatory, with all new paint, carpet, furniture, and removal of the former bar setup
Kitchen Remodel
Outdoor sitting area fully remodeled, featuring a new fountain installation
Upgraded furniture, décor, and supplies throughout
Parking lot regraded and improved for proper drainage
Roof rebuilt over hot tub
Backhoe and drainage work completed around the property
Window and windowsill repairs, along with fresh paint and new carpet in multiple units
Dining room enhancements, including new countertops and furniture
New tool shed constructed for additional storage
New ceiling fans, refreshed paint in several rooms, and bathroom upgrades
Property Improvements:
Significant capital improvements have been completed, ensuring the inn is in top condition and ready for continued success. Highlights include:
New Trex decking and balconies throughout the property
Exterior fully repainted for a fresh, inviting curb appeal
Complete transformation of Room 1 into a luxurious honeymoon suite, featuring a fully gutted and remodeled bedroom and bathroom
Two new staff lodging rooms added (one behind the kitchen and one behind the observatory, the latter fully gutted and remodeled)
Full remodel of the observatory, with all new paint, carpet, furniture, and removal of the former bar setup
Kitchen Remodel
Outdoor sitting area fully remodeled, featuring a new fountain installation
Upgraded furniture, décor, and supplies throughout
Parking lot regraded and improved for proper drainage
Roof rebuilt over hot tub
Backhoe and drainage work completed around the property
Window and windowsill repairs, along with fresh paint and new carpet in multiple units
Dining room enhancements, including new countertops and furniture
New tool shed constructed for additional storage
New ceiling fans, refreshed paint in several rooms, and bathroom upgrades
FINANCIAL SUMMARY (ACTUAL - 2025) |
ANNUAL | ANNUAL PER SF |
|---|---|---|
| Gross Rental Income |
$411,941
|
$82.62
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$411,941
|
$82.62
|
| Taxes |
$18,859
|
$3.78
|
| Operating Expenses |
$153,347
|
$30.76
|
| Total Expenses |
$172,206
|
$34.54
|
| Net Operating Income |
$239,735
|
$48.08
|
FINANCIAL SUMMARY (ACTUAL - 2025)
| Gross Rental Income | |
|---|---|
| Annual | $411,941 |
| Annual Per SF | $82.62 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $411,941 |
| Annual Per SF | $82.62 |
| Taxes | |
|---|---|
| Annual | $18,859 |
| Annual Per SF | $3.78 |
| Operating Expenses | |
|---|---|
| Annual | $153,347 |
| Annual Per SF | $30.76 |
| Total Expenses | |
|---|---|
| Annual | $172,206 |
| Annual Per SF | $34.54 |
| Net Operating Income | |
|---|---|
| Annual | $239,735 |
| Annual Per SF | $48.08 |
PROPERTY FACTS
AMENITIES
- Balcony
- High Speed Internet Access
- Patio
- Bed & Breakfast
- Public Access Wifi
- Smoke-Free
- Hot Tub
- Fully-Equipped Kitchen
ROOM MIX INFORMATION
| DESCRIPTION | NO. ROOMS | DAILY RATE | SF |
|---|---|---|---|
| Guest Room | 10 | $184.00 | - |
PROPERTY TAXES
| Parcel Number | R000887 | Total Assessment | $303,760 (2024) |
| Land Assessment | $16,330 (2024) | Annual Taxes | $18,859 ($3.78/SF) |
| Improvements Assessment | $287,430 (2024) | Tax Year | 2025 |
PROPERTY TAXES
Parcel Number
R000887
Land Assessment
$16,330 (2024)
Improvements Assessment
$287,430 (2024)
Total Assessment
$303,760 (2024)
Annual Taxes
$18,859 ($3.78/SF)
Tax Year
2025
1 of 60
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Presented by
Century 21 CapRock Real Estate, LLC
Black Bear Manor | 118 6TH Ave
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