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Willow Street Cottages 680 S Hwy 91 4 Room Hotel Bluff, UT 84512 $1,200,000 ($300,000/Room) 7% Cap Rate
Investment Highlights
- Highway Visibility, yet Quiet
- Vineyard
- Solid Booking History Even in Tough Economies
- Elegant Irrigated Landscaping
- Canyon Views
- Only Utah Permitted Liquor Store for 50 miles
Executive Summary
We’ve done the heavy lifting for ten years to build a highly profitable hotel operation in Utah's majestic canyon country. Willow Street Cottages is the top rated hotel in San Juan County and has solid bookings. The occupancy rate of the hotel portion of the property is over 90 percent on average. Our new liquor and specialty foods store, Sweetwater Market...the only permitted Utah Packaging Agency for 50 miles, is a wonderful compliment to the property and serves a county wide area. The market is contracted with the State of Utah and earns an annual commission in addition to profit on food and art sales. With a loyal, long-term staff and robust year-over-year revenue, this is a turnkey investment ready for a new owner to step in and reap the rewards from day one. The property offers great flexibility for new development as C-3 commercial zoning (see attached Town of Bluff zoning document).
Data Room Click Here to Access
Financial Summary (Actual - 2025) Click Here to Access |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
$99,999
|
$9.99
|
| Vacancy Loss |
$99,999
|
$9.99
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Actual - 2025) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Vacancy Loss | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
| Price | $1,200,000 | Lot Size | 1.02 AC |
| Price Per Room | $300,000 | Building Size | 6,160 SF |
| Sale Type | Investment or Owner User | No. Rooms | 4 |
| Cap Rate | 7% | No. Stories | 1 |
| Sale Condition | 1031 Exchange | Year Built/Renovated | 1963/2026 |
| Property Type | Hospitality | Parking Ratio | 3.25/1,000 SF |
| Property Subtype | Hotel | Corridor | Exterior |
| Building Class | B | ||
| Zoning | C-3 - Zoning ordinance is attached and can also be found at https://www.townofbluff.org/ordinances/ | ||
| Price | $1,200,000 |
| Price Per Room | $300,000 |
| Sale Type | Investment or Owner User |
| Cap Rate | 7% |
| Sale Condition | 1031 Exchange |
| Property Type | Hospitality |
| Property Subtype | Hotel |
| Building Class | B |
| Lot Size | 1.02 AC |
| Building Size | 6,160 SF |
| No. Rooms | 4 |
| No. Stories | 1 |
| Year Built/Renovated | 1963/2026 |
| Parking Ratio | 3.25/1,000 SF |
| Corridor | Exterior |
| Zoning | C-3 - Zoning ordinance is attached and can also be found at https://www.townofbluff.org/ordinances/ |
Amenities
- 24 Hour Access
- Corner Lot
- Courtyard
- Freeway Visibility
- Security System
- Signage
- Tenant Controlled HVAC
- Wheelchair Accessible
- On-Site Retail
- High Speed Internet Access
- Storage Space
- Patio
- Air Conditioning
- Public Access Wifi
- Smoke-Free
- Fully-Equipped Kitchen
- Fiber Optic Internet
- Smoke Detector
Room Mix Information
| Description | No. Rooms | Daily Rate | SF |
|---|---|---|---|
| Suite | 4 | $137.00 | - |
1 1
Not walkable
10/100
Exceptionally drivable
100/100
Minimal public transit
10/100
Somewhat bikeable
20/100
Property Taxes
| Parcel Number | C00290160040 | Total Assessment | $525,726 |
| Land Assessment | $104,245 | Annual Taxes | ($1) ($0.00/SF) |
| Improvements Assessment | $421,481 | Tax Year | 2025 |
Property Taxes
Parcel Number
C00290160040
Land Assessment
$104,245
Improvements Assessment
$421,481
Total Assessment
$525,726
Annual Taxes
($1) ($0.00/SF)
Tax Year
2025
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Willow Street Cottages | 680 S Hwy 91
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