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    Turnkey Mountain Bed & Breakfast Title is generated by Realmo AI

    145 Lodge Trail, Vesuvius, VA 24483

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    Turnkey log-cabin B&B with 11 units, up to 26 guests, and event venue operation on a mountain parcel.

    Type:Hospitality
    Property size:
    5,070 SF
    Price / SF:
    $266/SF
    Added:
    Jun 1, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 6 at 4:05 am

    Property Features for 145 Lodge Trail

    General Information

    Standard status
    Active
    Size
    5,070 SF
    Property subtype
    Hospitality

    Building Details

    Year Built
    1983

    We can help!

    Listing Contact
    Chuck Anderson

    Listing agent Chuck Anderson License #444156

    Listing office Marilyn Bushnell

    Listing date Jun 1, 2026

    Source Crexi

    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 Marilyn Bushnell

    HighLights

    • Turnkey Sugar Tree Inn operating as a log‑cabin bed & breakfast and event venue on a mountain parcel in Vesuvius, VA (145 Lodge Trail, 24483)
    • 11 distinct units with 12 total bedrooms offering overnight capacity for up to 26 guests
    • Less than 1 mile from Blue Ridge Parkway (MilePost 27) with easy access via the I‑81 corridor
    • B&B includes a 7‑day‑a‑week breakfast program plus Friday and Saturday night dinner services
    • Guest units feature amenities including premium whirlpool tubs and in‑room wood fireplaces
    • Main lodge and cabins include rustic wood architecture, stone chimneys, and expansive covered wooden porches

    Overview

    The Sugar Tree Inn is a turnkey log-cabin Bed & Breakfast and event venue featuring 11 distinct units with 12 total bedrooms, accommodating up to 26 overnight guests. The main lodge and individual cabins are built with rustic wood architecture, stone chimneys, and expansive covered wooden porches with rocking chairs. Guest units are designed for an elevated boutique stay, with high-end bedding, premium whirlpool tubs, and in-room wood fireplaces.

    Located in Vesuvius, Virginia on a serene mountain parcel, the property sits less than 1 mile from the Blue Ridge Parkway at MilePost 27. Access is described as straightforward via the Blue Ridge Parkway and the I-81 corridor, drawing seasonal drive-to leisure travel from major metro areas including Washington, D.C., Richmond, and Charlottesville.

    Operationally, the inn is positioned around a 7-day-a-week breakfast program and expanded dining on Friday and Saturday nights, alongside lighter weekday fare. Ownership includes established digital booking infrastructure, supporting a seamless transition for a hospitality operator. With its standalone unit mix and 26-guest capacity, the property is already configured to serve overnight stays and can support group-oriented gatherings that complement the inn’s hospitality format.
    Location Intelligence

    Current Use by Public Records

    Tesla Destination Charger Electric Vehicle Charging Station Sugar Tree Inn Hotel & Motel

    Map

    City
    Vesuvius
    County
    Rockbridge
    State
    Virginia
    Longitude
    -79.1642855
    Latitude
    37.8872176

    FAQs

    What type of property is this?
    Bed & breakfast - Turnkey log-cabin B&B with 11 units, up to 26 guests, and event venue operation on a mountain parcel.
    Where is this bed & breakfast located?
    The property is located at 145 Lodge Trail Vesuvius, VA.
    What is the asking price?
    The asking price for this property is $1,350,000.
    What are key features of this property?
    This property features: Turnkey Sugar Tree Inn operating as a log‑cabin bed & breakfast and event venue on a mountain parcel in Vesuvius, VA (145 Lodge Trail, 24483); 11 distinct units with 12 total bedrooms offering overnight capacity for up to 26 guests; Less than 1 mile from Blue Ridge Parkway (MilePost 27) with easy access via the I‑81 corridor
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Chuck Anderson
    Real Estate License ID: 444156
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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