High-Visibility Lodging Asset The Wapiti Lodge

Property Description

A streamlined, low-overhead operation in oneof Colorado’s most supply-constrained tourism markets. The property consists of 16 guest rooms, supported by 20 parkingspaces and a new roof; resulting in a stabilized physical asset with minimal near-term capital requirements. The unit mix isdiversified across nightly and extended-stay demand, including multiple full-kitchen suites, kitchenette units, and standarddouble rooms, allowing flexibility in pricing strategy and guest segmentation. Two employee apartments provide on-sitehousing or additional income potential. The property operates on a modern, contactless model utilizing Cloudbeds, withintegrated guest communication via Whistle and remote digital locks. This infrastructure supports an efficient, low-laboroperating model that can scale with minimal staffing. For 2025, the property achieved approximately 2,516 occupied roomnights with an average occupancy of 45.9% and an ADR of $114.70. Performance reflects strong seasonal demand, withpeak summer occupancy exceeding 80% and ADRs reaching the mid-$140s, while shoulder and winter periods remainunderutilized. Current revenue management practices rely on manually adjusted dynamic pricing, creating a clearopportunity for improved yield management, rate optimization, and occupancy growth. Reservation platforms utilized includeExpedia, Airbnb, and Booking dot com, with a smaller but established base of direct bookings. A more intentional directbooking strategy and refined distribution approach present an immediate opportunity to improve net operating income.Targeted improvements in pricing strategy, channel mix, and off-season demand generation provide a clear path toincreased RevPAR and overall asset yield. The property benefits from strong drive-by visibility and a recognizable roadsideidentity, anchored by its marquee sign, historically reading “Last Motel for 150 Yards”, a memorable and authentic element ofDurango’s hospitality character. With durable tourism demand, limited new supply, and operational upside, the Wapiti Lodgerepresents a compelling value-add acquisition in the Durango lodging market.