Riverfront Resort with
For Sale
$2,500,000
10418 Ash River Trl, Orr, MN 55771
Hospitality property with lodging, marina facilities, owner accommodations, staff housing, and a full-service dining venue.
Property Size18,430 SF
Lot Size10.00 Acres
Price / SF$135.65
Days on Market176
Property Features for 10418 Ash River Trl
General Information
Standard status
Active
Size
18,430 SF
Lot size
10.00 Acres
Additional Details
Seating Capacity
65
Taxes and HOA fees
Annual Taxes
$13,180
Amenities
cabins
docks
RV spots
owners' home
staff housing
laundry
Listing Agency:
Z'Up North Realty, Inc.
(218) 749-0159
Listed By:
Andrea Zupancich · License #40149923
(218) 749-0159
Source:
Exprealty
Added: Mar 7
Changed: Aug 29
Last Checked: Aug 29 at 4:04PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Z'Up North Realty, Inc.
Investment Insights
Based on property information with market context.
Ash River Trail Lodge is a resort property spanning 10 acres along more than 1,600 feet of river frontage. The operation includes 11 cabins, including 7 designed for year-round use, plus an owners' home, staff housing, laundry facilities, and a restaurant and bar with seating for 65 guests. Fifteen docks and 5 RV spots support boating and recreational stays, with room to expand the RV component noted in the property information.
The lodge provides direct river access for guests and boaters, with a 17-minute boat trip to Namakan and Kabetogama Lakes. Voyageurs National Park is also accessible by boat, and the setting includes dense pine forest, river views, and fishing opportunities. The combination of lodging, dining, docks, and on-site residential accommodations creates a consolidated resort operation in Orr, Minnesota.
The lodge provides direct river access for guests and boaters, with a 17-minute boat trip to Namakan and Kabetogama Lakes. Voyageurs National Park is also accessible by boat, and the setting includes dense pine forest, river views, and fishing opportunities. The combination of lodging, dining, docks, and on-site residential accommodations creates a consolidated resort operation in Orr, Minnesota.
Key Highlights
- 11 cabins, including 7 designated for year‑round use
- 15 docks along more than 1,600 feet of river frontage
- Restaurant and bar with seating for 65 guests
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$127,662
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.11%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,553,240
$2.6M
Cap Rate 7%
$1,823,743
$1.8M
Cap Rate 9%
$1,418,467
$1.4M
Market Conditions
NOI Build-Up for 18,430 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$345.0K $18.72/SF
− Vacancy
−$76.2K −$4.14/SF
EGI
$268.8K $14.58/SF
− OpEx
−$141.1K −$7.66/SF
NOI
$127.7K $6.93/SF
Area
St. Louis County, MN
Vacancy
22.10%
Lease Rate
$18.72 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,553,240
Cap Rate 7%
$1,823,743
Cap Rate 9%
$1,418,467
Alternative Uses
Best Use
Specialty Retail
$7.15M
$6.26M – $8.34M
NOI $500,450 @ 7.0% cap · market cap 20.02%
Second Best
Hotel Hospitality
$1.82M
$1.60M – $2.13M
NOI $127,662 @ 7.0% cap · market cap 5.11%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 55771, MN
1,485
Population
1,904
Households
0.8
Avg Household Size
53
Median Age
21%
College-Educated
92%
High-School Grad
1,115.4 sq mi
ZIP Area
1
Density / Sq Mi
$65,893
Median Household Income
$27,163
Median Earnings
$850
Median Rent
$167,700
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Hospitality property with lodging, marina facilities, owner accommodations, staff housing, and a full-service dining venue.
Where is this resort located?
The property is located at 10418 Ash River Trl Orr, MN.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 11 cabins, including 7 designated for year‑round use; 15 docks along more than 1,600 feet of river frontage; Restaurant and bar with seating for 65 guests
