Building Details

Building Size 17,598 SF

Year Built 1980

Listing Agency: MDL Group b***@mdlgroup.com Show Phone

Listed By: Buck Hujabre · License #NV #BS.1002453 Show Phone

Source: Corfac

Added: Jan 26 Changed: Aug 25 Last Checked: Aug 28 at 8:13AM

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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 MDL Group

Investment Insights

Based on property information with market context.

The Atomic Inn, located at 300 & 350 South First Street in Beatty, Nevada, is a 54-room hotel that includes RV stalls and renovated rooms featuring new paint, flooring, and appliances. Originally built in 1980 to house defense contractors and military personnel working with the Ford Aerospace Corporation at Nellis Air Force Base, the hotel continues to serve mining and military contractors in the area. Beatty, Nevada, situated approximately 100 miles northwest of Las Vegas in Southern Nye County, presents a unique commercial submarket supported by mining and military contractors. Despite its small size, Beatty offers essential amenities such as restaurants, shops, a casino, and museums, catering to both residents and transient workers. The town's location near significant mining operations and military testing grounds ensures consistent demand for commercial services. The hotel has bookings consistently supported by military and mining contractor activity. The roof was replaced in 2021. The property is near tourist attractions including Death Valley, the Rhyolite ghost town, and the Amargosa River. The property size is 17598 square feet.

Key Highlights

• Consistent bookings supported by military and mining contractor activity (Federal & Corporate credit).
• Recently renovated rooms feature new paint, flooring, and appliances.
• Located in Beatty, Nevada, a submarket anchored by support of mining and military contractors.

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

$206,886

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

7.13%

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%

$4,137,720 $4.1M

Cap Rate 7%

$2,955,514 $3.0M

Cap Rate 9%

$2,298,733 $2.3M

Market Conditions

NOI Build-Up for 17,598 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

$527.9K $30.00/SF

− Vacancy

−$92.4K −$5.25/SF

EGI

$435.6K $24.75/SF

− OpEx

−$228.7K −$12.99/SF

NOI

$206.9K $11.76/SF

Area

Nye County, NV

Vacancy

17.50%

Lease Rate

$30.00 /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%

$4,137,720

Cap Rate 7%

$2,955,514

Cap Rate 9%

$2,298,733

Alternative Uses

Best Use

Hotel Hospitality

$2.96M

$2.59M – $3.45M (±1% cap)

NOI $206,886 @ 7.0% cap · market cap 7.13%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$5.59M

$4.89M – $6.52M (±1% cap)

NOI $391,441 @ 7.0% cap · market cap 13.50%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Hotels

Location Intelligence

Trade Area within ½ mile

125

Businesses Nearby

Explore this area Business Placement

Demographics for 89003, NV

902

Population

452

Households

2

Avg Household Size

52

Median Age

22%

College-Educated

69%

High-School Grad

244.3 sq mi

ZIP Area

4

Density / Sq Mi

$23,313

Median Earnings

$842

Median Rent

$154,100

Median Home Value

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Frequently Asked Questions

What type of property is this?

Hotel - 54-room hotel in Beatty, Nevada, catering to military contractors.

Where is this hotel located?

The property is located at 350 S First St Beatty, NV.

What is the asking price?

The asking price for this property is $2,900,000.

What are key features of this property?

This property features: Consistent bookings supported by military and mining contractor activity (Federal & Corporate credit).; Recently renovated rooms feature new paint, flooring, and appliances.; Located in Beatty, Nevada, a submarket anchored by support of mining and military contractors.