Building Details

Year Built 1964

Year Renovated 2024

Buildings 3

Stories 1

Units 14

Tenancy Single

Listing Agency: JDS Real Estate Services, Inc. j***@jdsreservices.com

Listed By: Jennifer Stein · License #1001185

Source: Crexi

Added: Feb 5 Changed: Aug 22 Last Checked: Aug 22 at 5:28PM

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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 JDS Real Estate Services, Inc.

Investment Insights

Based on property information with market context.

The Sugarloaf Mountain Motel & Market is a hospitality and retail portfolio in the historic mining town of Virginia City. The property, situated on three contiguous parcels totaling 0.60 acres, includes lodging income, retail services, and residential space. The property is anchored by the Sugarloaf Market, one of two convenience stores in town, providing a year-round revenue stream. The portfolio includes a 12-key motel and a 1,853 square foot residential duplex currently serving as the owner’s quarters. The duplex offers potential for conversion into additional short-term rental units. Located in a Federal Opportunity Zone, this portfolio presents an opportunity for tax-advantaged appreciation in one of Nevada’s tourism corridors. The property is a landmark destination for travelers seeking "Old West" charm blended with modern comforts. The property is named the best roadside motel in Nevada and the seventh best in the country by USA TODAY’s 2025 rankings. The property size is 4,607 square feet.

Key Highlights

• Named the best roadside motel in Nevada by USA TODAY's 2025 rankings.
• Includes the Sugarloaf Market, one of only two convenience stores in town.
• Located in a Federal Opportunity Zone.

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

$66,901

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

5.58%

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%

$1,338,020 $1.3M

Cap Rate 7%

$955,729 $955.7K

Cap Rate 9%

$743,344 $743.3K

Market Conditions

NOI Build-Up for 4,607 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

$96.7K $21.00/SF

− Vacancy

−$7.5K −$1.64/SF

EGI

$89.2K $19.36/SF

− OpEx

−$22.3K −$4.84/SF

NOI

$66.9K $14.52/SF

Area

Storey County, NV

Vacancy

7.80%

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%

$1,338,020

Cap Rate 7%

$955,729

Cap Rate 9%

$743,344

Alternative Uses

Best Use

Specialty Retail

$955.7K

$836.3K – $1.12M (±1% cap)

NOI $66,901 @ 7.0% cap · market cap 5.58%

Second Best

Retail

$832.8K

$728.7K – $971.6K (±1% cap)

NOI $58,298 @ 7.0% cap · market cap 4.86%

Theoretical Best

Office A

$1.42M

$1.24M – $1.66M (±1% cap)

NOI $99,387 @ 7.0% cap · market cap 8.28%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Sugarloaf Mountain Motel Hotel & Motel

Location Intelligence

Trade Area within ½ mile

280

Businesses Nearby

Explore this area Business Placement

Demographics for 89440, NV

908

Population

614

Households

1.5

Avg Household Size

57

Median Age

47%

College-Educated

83%

High-School Grad

12.5 sq mi

ZIP Area

73

Density / Sq Mi

$109,286

Median Household Income

$456,900

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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Similar Off Market Nearby

• Virginia City Arena & Fairgrounds — 458 F St, Virginia City, NV 89440
• Comstock Lodge — 875 S C St, Virginia City, NV 89440
• Virginia City Inn — 675 S C St, Virginia City, NV 89440
• Sugarloaf Mountain Motel — 430 S C St, Virginia City, NV 89440
• Silver Mountain Retreat — 465 S C St, Virginia City, NV 89440

Frequently Asked Questions

What type of property is this?

Motel - Hospitality and retail portfolio in historic Virginia City.

Where is this motel located?

The property is located at 430 S C St Virginia City, NV.

What is the asking price?

The asking price for this property is $1,200,000.

What are key features of this property?

This property features: Named the best roadside motel in Nevada by USA TODAY's 2025 rankings.; Includes the Sugarloaf Market, one of only two convenience stores in town.; Located in a Federal Opportunity Zone.