Mountain Shadows Cabins Estes Park 841 Riverside Dr

Two adjoining properties are to be offered:
(A) 841 Riverside Drive, Estes Park, CO 80517 (Commercially operated Cottages/Cabins valued at $2,100,000 with a 10.0% business CAP)
(B) 871 Riverside Drive, Estes Park, CO 80517 (Residential Property/Commercially Eligible Property with a $1,200,000 value)
Both properties reside in the very sought EV-A1 zoning of Larimer County which allows for Short Term Rentals. The Cabins (Property A) are designated by Larimer County as a Pre-Existing Lodging Facility (PELF). A PELF is a permanent designation (as long as owner does not abandon the use) and, importantly, the PELF is transferrable without restriction to the purchaser. In contrast to our PELF designation, the other more typical county designated for other properties is an STR license which is NOT transferrable and new purchaser of those properties would need to reapply for the license. To be clear: We are not an STR license, we are a PELF!
Commercially known as Mountain Shadows Resort (MountainShadowsEstes.com), sitting on a corner lot of nearly 1.3 Acres (both properties combined). 8 Cottages reside on Property A within 4 Duplexes constructed in 1999 specifically and exclusively used as overnight vacation rentals. Each Cabin has an In-room full size private hot tub, King Bed, gas fireplace, central heat, A/C unit, Kitchenette, ¾ Bath, and private deck.
Property B is a 2,800 SF, 4 Bedroom (all with ensuite Bathrooms). Has Heavy Beamed, Vaulted ceilings, Hardwood (Beetle-kill specially permitted) wood floors, river rock fireplace in large living room, Master Bedroom has a gas fireplace, 3 car heated garage, with large storage area on the 2nd floor of the garage. The property was originally built and operated as an STR/Bed & Breakfast. The current owners utilize Property B as their home. Further, they utilize a 5th converted bedroom as their home office and the 4th Bedroom (Apartment) located above the home office has its own private accessibility through the downstairs office. Prior owners have allowed property managers to use the apartment/bedroom.
Interested Buyers are evaluating a business/property in one of the most traveled destination location, Rocky Mountain National Park (RMNP). RMNP is consistently a top visited National Park along with Yellowstone and the Grand Canyon. RMNP consistently sees 4.5 million visitors mostly between June and October.
The current owners’ upgrades and operational improvements to MSR has vaulted the accommodations to the top of Booking.com with a guest review rating of 9.6 (Exceptional) from 297+ reviews! This is the highest in Estes Park.
No other property in the area provides the flexibility for the
1. Owner to live in a luxury home while managing the cabin property which happens to be adjoining the residence property
2. Owner can convert the residence (Property B) to an independent rental and both properties operating in unity as an autonomous business.
3. Owner can live in the residence, and have an onsite manager live in the apartment/bedroom.
Booking.com: 9.6 Exceptional (up from 2023 score of 9.5!), over 297 Reviews, Highest Rated in Estes Park: Cleanliness (9.8), Value (9.4), Comfort (9.8), Staff (9.9). Our Location is rated with a 9.7 and the Facilities are rated 9.6.
TripAdvisor.com 4.5 with forty (out of 41 reviews) 5 Bubble Reviews since the current owners took over in 2021. And property is a "Travelers Choice" national award winner based upon customer reviews.
Expedia/Hotels.com - Owners have within the last 10 months invited the Expedia Group to provide additional Online Travel Agency (OTA) services. This is in addition to Booking.com who only has 4 of the eight cabins. And we have provided Expedia 1 cabin. We have a 10-star guest rating currently with Expedia Group.
The Gross Revenues for the prior 12-Months (November 1, 2023, through October 31, 2024) are up 12.6%. For this season (May 2024, June 2024 and July 2024, August 2024, September 2024 and October 2024 sales were approximately up 19%, 22%, 6%, 3%, 11%, and 9% respectively. We attribute this outstanding growth to the prior facilities high-end improvements, a strong/expanding repeat customer base, and dedication to customer experience. These efforts are also reflected in our continued climb in OTA rankings where we lead many important categories and overall rankings for the Estes Park area.
Buyer Agent receives 3% of the 6% total Broker Fees/Commission