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    10418 Ash River Trl Orr, MN 55771
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    10418 Ash River Trl Orr, MN 55771

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    • Commercial real estate
    • 18,430 SF
    • 0.76 lot acres
    For Sale
    $2,500,000
    View Listing →
    Ash River Lodge: Turnkey Resort For Sale
    $2,500,000
    18,430 SF

    Ash River Lodge: Turnkey Resort

    Profitable Northern Minnesota Resort - 11 Cabins, Riverfront

    10418 Ash River Trl, Orr, MN 55771
    View Listing
    Property ID
    US46-2901255
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Ash Trail Lodge / Hotel & Motel / Resort
    • Northern Limits Guide Service / Tour Operator / Travel Agency

    Property Details for 10418 Ash River Trl

    Year built
    1945
    Lot size
    0.76 lot acres
    Property size
    18,430 SF
    Property type
    Commercial real estate

    Description

    This exceptional turnkey resort opportunity, located at 10418 Ash River Trail in Orr, Minnesota, presents a unique blend of established business and recreational potential. The property boasts 18,430 square feet of developed space situated on a 0.76-acre lot, including eleven cabins (seven are year-round), a restaurant/bar with seating for 65 patrons, staff housing, a laundry facility, and an owner's home. Fifteen docks provide ample access to the Ash River, complemented by five RV spots with expansion possibilities. The property offers over 1,600 feet of stunning river frontage, providing breathtaking views of the surrounding pine forests. This established business is ready for a new owner to continue its success, offering a lifestyle that combines the beauty of the natural surroundings with the rewards of a thriving enterprise. The existing infrastructure, including the restaurant, cabins, and RV spots, provides immediate income potential. The expansive river frontage and ample space for expansion offer significant opportunities for future growth and development. This is a rare chance to acquire a well-established and profitable resort in a highly desirable location. The property's combination of natural beauty, existing infrastructure, and income potential makes it an exceptional investment opportunity.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Orr
    County
    St. Louis
    State
    Minnesota
    Longitude
    -92.81694
    Latitude
    48.40368

    Comparable in this City

    • $1,200,000
      6,030 SF

      Prime Northern MN Fishing Resort

      Turnkey Resort Business on Vermilion River
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    • $2,999,000
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      Lakefront Commercial Property, Orr, MN

      29-Unit Facility, 19,629 sq ft, 3.65 Acres
      4576 Lake St, Orr, MN 55771
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    • $1,650,000
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      Ash River Resort: Prime Location

      Profitable Resort, 8 Acres, Riverfront
      10294 Ash River Trl, Orr, MN 55771
      View Details
    • $524,500
      6.20 Acres

      Lake Vermilion Waterfront Building Site

      6.2 acres with 200 ft shoreline on Niles Bay.
      S Niles Bay Forest Rd, Orr, MN 55771
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    • $249,500
      148.77 Acres

      148 Acres on Willow River

      Land with river frontage and waterfall near Cook and Orr.
      Tbd Willow Riv & Greaney Rd, Orr, MN 55771
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    • $548,500
      7.40 Acres

      Lake Vermilion Waterfront Building Site

      7.4 acre waterfront building site on Lake Vermilion.
      S Niles Bay Forest Rd, Orr, MN 55771
      View Details

    Similar Nearby for Sale

    • $1,200,000
      6,030 SF

      Prime Northern MN Fishing Resort

      Turnkey Resort Business on Vermilion River
      7036 Gold Mine Rd, Orr, MN 55771
      View Details
    • $2,999,000
      19,629 SF

      Lakefront Commercial Property, Orr, MN

      29-Unit Facility, 19,629 sq ft, 3.65 Acres
      4576 Lake St, Orr, MN 55771
      View Details
    • $1,650,000
      8,000 SF

      Ash River Resort: Prime Location

      Profitable Resort, 8 Acres, Riverfront
      10294 Ash River Trl, Orr, MN 55771
      View Details
    • $524,500
      6.20 Acres

      Lake Vermilion Waterfront Building Site

      6.2 acres with 200 ft shoreline on Niles Bay.
      S Niles Bay Forest Rd, Orr, MN 55771
      View Details
    • $249,500
      148.77 Acres

      148 Acres on Willow River

      Land with river frontage and waterfall near Cook and Orr.
      Tbd Willow Riv & Greaney Rd, Orr, MN 55771
      View Details
    • $229,000
      2,016 SF

      Highway 53 Retail/Office Space

      2016 sq ft retail/office space on Highway 53 in Orr, MN.
      4303 Highway 53, Orr, MN 55771
      View Details
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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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