Mountain Resort with Cabins and RV
For Sale
Contact for pricing
1901 S Mormon Lake Rd, Flagstaff, AZ 86038
Full-service mountain resort featuring cabins, motel-style lodging, an RV park, and an on-site steakhouse and saloon.
Property Size22,000 SF
Lot Size280.00 Acres
Price / SF$222.73
Days on Market122
Property Features for 1901 S Mormon Lake Rd
General Information
Standard status
Active
Size
22,000 SF
Lot size
280.00 Acres
Property subtype
Land
Zoning
Commercial, Mixed Zoning
Additional Details
Business Included
Yes
Listing Agency:
Burton Brokerage LLC
Listed By:
Gracie Burton · License #AZ
(602) 319-8575
Source:
Crexi
Added: May 7
Changed: Aug 26
Last Checked: Sep 4 at 4:18PM
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 Burton Brokerage LLC
Investment Insights
Based on property information with market context.
Mormon Lake Lodge is a full-service mountain resort on 280 acres, offering on-site lodging and guest amenities. The property includes 27 rental cabins and 6 motel-type lodging units, along with a 72-space full hook-up RV park and a 150-space dry camp. Additional improvements include a 224-seat steakhouse with a Western-themed saloon, a country store with a fuel facility, and a laundry facility, plus employee housing.
The sale also includes land described as accommodating outdoor events, with surrounding terrain referenced as suitable for off-road vehicles.
The on-site store’s fuel facility is supported by new underground tanks. The RV park is described as capable of expansion beyond the current 72 spaces (exact capacity details are provided in the listing materials). All parties will need to sign an NDA, and the seller has noted available site inventory and environmental information for review.
The sale also includes land described as accommodating outdoor events, with surrounding terrain referenced as suitable for off-road vehicles.
The on-site store’s fuel facility is supported by new underground tanks. The RV park is described as capable of expansion beyond the current 72 spaces (exact capacity details are provided in the listing materials). All parties will need to sign an NDA, and the seller has noted available site inventory and environmental information for review.
Key Highlights
- Full‑service 280‑acre mountain resort with 27 cabins and 6 motel‑type lodging units.
- 72‑space full hook‑up RV park (potential to expand to 200) plus 150‑space dry camp.
- On‑site 224‑seat steakhouse and western‑themed saloon.
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
$323,978
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
6.61%
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%
$6,479,560
$6.5M
Cap Rate 7%
$4,628,257
$4.6M
Cap Rate 9%
$3,599,756
$3.6M
Market Conditions
NOI Build-Up for 22,000 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
$462.0K $21.00/SF
− Vacancy
−$30.0K −$1.37/SF
EGI
$432.0K $19.64/SF
− OpEx
−$108.0K −$4.91/SF
NOI
$324.0K $14.73/SF
Area
Coconino County, AZ
Vacancy
6.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$6,479,560
Cap Rate 7%
$4,628,257
Cap Rate 9%
$3,599,756
Alternative Uses
Best Use
Specialty Retail
$4.63M
$4.05M – $5.40M
NOI $323,978 @ 7.0% cap · market cap 6.61%
Second Best
Hotel Hospitality
$2.42M
$2.12M – $2.82M
NOI $169,290 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$6.08M
$5.32M – $7.10M
NOI $425,750 @ 7.0% cap · market cap 8.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 86038, AZ
117
Population
449
Households
0.3
Avg Household Size
50
Median Age
13%
College-Educated
100%
High-School Grad
136.4 sq mi
ZIP Area
1
Density / Sq Mi
$43,939
Median Household Income
$267,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Full-service mountain resort featuring cabins, motel-style lodging, an RV park, and an on-site steakhouse and saloon.
Where is this resort located?
The property is located at 1901 S Mormon Lake Rd Flagstaff, AZ.
What is the asking price?
The asking price for this property is $4,900,000.
What are key features of this property?
This property features: Full‑service 280‑acre mountain resort with 27 cabins and 6 motel‑type lodging units.; 72‑space full hook‑up RV park (potential to expand to 200) plus 150‑space dry camp.; On‑site 224‑seat steakhouse and western‑themed saloon.
