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    Turnkey Resort with Coffee Shop Title is generated by Realmo AI

    24063 Highway 385, Hill City, SD 57745

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    For Sale
    $1,550,000

    Successful resort and coffee shop near Hill City, South Dakota.

    Type:Commercial/Industrial
    Property size:
    2,736 SF
    Lot size:
    5.06 Acres
    Price / SF:
    $566/SF
    Added:
    Mar 24, 2026
    Days on Market:
    59
    Last Refresh:
    Feb 11 at 1:49 am

    Property Features for 24063 Highway 385

    General Information

    Standard status
    Active
    Size
    2,736 SF
    Lot size
    5.06 Acres
    Property subtype
    Commercial/Industrial

    We can help!

    Listing Contact
    Phil Lampert
    Phil Lampert

    Listing agent Phil Lampert License #3273

    Listing office Lampert Properties

    Listing date Mar 24, 2026

    Source Exitrealty

    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 Lampert Properties

    HighLights

    • Turnkey business opportunity: Established resort with cabins and coffee shop, ready for operation.
    • High‑traffic location on a busy highway near Hill City.
    • Multiple income streams from 11 cabins, a year‑round coffee shop, and a private residence.
    • Repeat customer base and advance reservations.
    • Spacious Owner's Residence: a 2‑story, 3‑bedroom, 3.5‑bath residence with an attached garage/shop.
    • Significant acreage: 5.06 acres, zoned Highway Service, with potential for expansion.

    Overview

    This turnkey resort, featuring a coffee shop, is located on Highway 16/385 at the south edge of Hill City, South Dakota. The property has been in continuous operation for several decades. It includes 11 cabins and a private residence for the owners. The coffee shop remains open year-round, and reservations are accepted year-round, attracting many repeat guests. Advance reservations and deposits will be transferred to the new owners at closing. The sellers are willing to provide training. The property includes a two-story residence with 3 bedrooms and 3.5 bathrooms, totaling 2736 square feet, with an attached 2-car garage/shop and a bonus room in the lower level. The total acreage is 5.06 acres, with the residence and cabins situated on a small portion of the land. Zoned Highway Service, this property presents an opportunity for a family business, residence with business, or investment. Financials are available with a signed NDA.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Resorts

    Suggested Use

    Real Estate Agency Auto Repair Shop Storage Facility HVAC Service Bar & Pub Discount Store Department Store Electronics & Wireless Store Cafe & Coffee Shop Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Hill City
    County
    Pennington
    State
    South Dakota
    Longitude
    -103.5859827
    Latitude
    43.9172328

    Nearby Similar for Sale

    • $1,445,000
      9,045 SF

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      9,045 sqft restaurant building with parking on 0.41 acres.
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      View Details
    • $899,000
      4,960 SF

      Remodeled Restaurant Building For Sale

      Remodeled restaurant with outdoor patio near Black Hills attractions.
      23858 Hwy 385, Hill City, SD
      View Details

    FAQs

    What type of property is this?
    Resort - Successful resort and coffee shop near Hill City, South Dakota.
    Where is this resort located?
    The property is located at 24063 Highway 385 Hill City, SD.
    What is the asking price?
    The asking price for this property is $1,550,000.
    What are key features of this property?
    This property features: Turnkey business opportunity: Established resort with cabins and coffee shop, ready for operation.; High‑traffic location on a busy highway near Hill City.; Multiple income streams from 11 cabins, a year‑round coffee shop, and a private residence.
    (605) 673-4567
    We can help!
    Listing Contact
    Phil Lampert
    Phil Lampert
    Real Estate License ID: 3273
    Learn More
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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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