Established Riverfront
For Sale
$1,650,000
McDougall Lodge S21N09W23, Skwentna, AK 99667
Commercial Sale, Skwentna, AK
Property Size10,000 SF
Lot Size50.69 Acres
Price / SF$165
Days on Market210
Property Features for McDougall Lodge S21N09W23
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Lot size
50.69 Acres
Amenities
hot showers
flushing toilets
satellite connectivity
Listing Agency:
Arrowhead Land Company
(833) 873-2452
Listed By:
Jared Prewett
833-USE-AHLC
Added: Feb 4
Changed: Aug 28
Last Checked: Sep 2 at 11:06AM
MLS# 11865109
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
McDougall Lodge is an operating remote resort on 50.69 +/- acres along the Yentna River, with approximately 1,000 +/- feet of river frontage. Improvements total more than 10,000 +/- square feet and include guest lodging, dining facilities, guide housing, staff accommodations, bathhouse and storage buildings, maintenance structures, and outhouses. The main lodge contains approximately 3,116 +/- square feet, while the two-story dining lodge adds approximately 3,456 +/- square feet and a bedroom. Guest cabins include the Sockeye, Pike, Silver/Coho Duplex, and King Cabin.
The property is equipped with established power, water, and satellite connectivity. Operational assets include guide boats and motors, tractors with attachments, a sawmill, ATV, lawn equipment, tools, and support items. Access is available by floatplane from Anchorage, boat via the Yentna River, and snowmachine during winter. The lodge accommodates up to 28 guests and 16 staff members and operates in a fishing-oriented setting near the mouth of Lake Creek.
The property is equipped with established power, water, and satellite connectivity. Operational assets include guide boats and motors, tractors with attachments, a sawmill, ATV, lawn equipment, tools, and support items. Access is available by floatplane from Anchorage, boat via the Yentna River, and snowmachine during winter. The lodge accommodates up to 28 guests and 16 staff members and operates in a fishing-oriented setting near the mouth of Lake Creek.
Key Highlights
- 50.69 +/- acres with approximately 1,000 +/- feet of Yentna River frontage
- More than 10,000 +/- square feet of hospitality and support improvements
- Main lodge measures approximately 3,116 +/- square feet
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
$62,700
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
3.80%
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%
$1,254,000
$1.3M
Cap Rate 7%
$895,714
$895.7K
Cap Rate 9%
$696,667
$696.7K
Market Conditions
NOI Build-Up for 10,000 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
$150.0K $15.00/SF
− Vacancy
−$18.0K −$1.80/SF
EGI
$132.0K $13.20/SF
− OpEx
−$69.3K −$6.93/SF
NOI
$62.7K $6.27/SF
Area
Matanuska-Susitna County, AK
Vacancy
12.00%
Lease Rate
$15.00 /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%
$1,254,000
Cap Rate 7%
$895,714
Cap Rate 9%
$696,667
Alternative Uses
Best Use
Hotel Hospitality
$895.7K
$783.8K – $1.05M
NOI $62,700 @ 7.0% cap · market cap 3.80%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$73.93M
$64.69M – $86.25M
NOI $5,174,991 @ 7.0% cap · market cap 313.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Utilities to site
Location Intelligence
Demographics for 99667, AK
77
Population
924
Households
0.1
Avg Household Size
60
Median Age
5%
College-Educated
95%
High-School Grad
4,872.5 sq mi
ZIP Area
$36,964
Median Household Income
$205,700
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Resort - Remote Alaska resort with lodging, dining, guide facilities, established utilities, and direct access to the Yentna River.
Where is this resort located?
The property is located at McDougall Lodge S21N09W23 Skwentna, AK.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 50.69 +/- acres with approximately 1,000 +/- feet of Yentna River frontage; More than 10,000 +/- square feet of hospitality and support improvements; Main lodge measures approximately 3,116 +/- square feet
