Water & Stone Cabins | 14-Keys | C-3 Zoning | Live Creek Frontage | 9.2 Proforma CAP

Highlights:

• Established Income-Producing Asset: $435,860 trailing EBITDA across 14 keys — 9 cabins and 5 condo units — with 90-95% peak season occupancy and a 4.91-star Airbnb rating representing hundreds of verified stays.
• Rare C-3 Commercial Zoning: Commercially zoned hospitality operation — no STR licensing, no annual renewal risk, no regulatory exposure to the wave of short-term rental restrictions moving through Colorado mountain communities. A structural competitive advantage that cannot be replicated on other parcels in the area.
• City Water and Municipal Sewer Infrastructure: Most units on city water service. The majority of the property has been upgraded to municipal sewer via a newly installed commercial sewer line — a rare and capital-intensive improvement that supports reliability, lender comfort, and future development capacity.
• Year-Round Live Water: The property sits along Chicago Creek — a defining guest experience feature that drives premium nightly rates, repeat bookings, and a competitive differentiation that no interior mountain property can match.
• Direct National Forest Adjacency: Borders approximately 15,000 acres of protected US Forest Service land, providing permanent privacy, recreational access, and long-term value protection that cannot be developed away.
• Built-In Event and Wedding Demand: The immediate corridor serves established destination wedding and event activity, with limited quality lodging inventory to absorb group stays. This structural gap represents an immediate, actionable revenue opportunity for an attentive operator.
• Approved Expansion Capacity: The property has received preliminary approval for hotel and lodge development. C-3 zoning, city sewer capacity, and identified development areas support additional cabin, glamping, or signature unit construction with lower entitlement risk than any comparable mountain parcel.
• Argo Gondola: The long-awaited Argo Gondola is currently under construction in downtown Idaho Springs, projected to draw 500,000-700,000 annual visitors upon completion. Water & Stone is positioned to capture this demand before it is fully priced into the market.
• Meaningful Revenue Upside — Zero Capital Required. Currently listed exclusively on Airbnb. Expansion to VRBO, direct booking, and retreat/group programming represents an estimated 15-25% revenue uplift with no capital expenditure required.
• Turnkey Operation: Trained staff in place and expected to continue. Guest communications handled by a third-party vendor.
• Preliminary Financing Available: The asset has been reviewed by a regional lender. Preliminary financing terms may be available to qualified buyers, subject to full underwriting and lender approval.

Description:

A rare opportunity to acquire an established, income-producing 14-key mountain hospitality asset in one of Colorado's most active year-round tourism corridors — just 30 minutes from Denver.Situated on ±5.16 acres along Chicago Creek with direct National Forest adjacency on multiple borders, Water & Stone Cabins combines proven operational performance with an infrastructure foundation that is genuinely uncommon in the mountain market. The property carries C-3 commercial zoning — no STR restrictions, no annual licensing, no regulatory exposure — along with city water service and a recently installed 8" commercial municipal sewer line connecting the majority of units to city sewer. These are not features you can replicate on another parcel in Idaho Springs.The property generates $435,860 in trailing EBITDA across 14 units — 9 cabins and 5 condo-style units — and carries a 4.91-star Airbnb rating built over hundreds of verified stays. Peak season occupancy runs 90-95%. Units are currently listed exclusively on Airbnb, leaving meaningful upside through additional booking channels, direct reservations, and amenity enhancements.The location sits at the eastern gateway to Colorado's I-70 ski corridor, with Arapahoe Basin and Loveland minutes up the road and Copper Mountain, Keystone, and Breckenridge all within an hour. In summer, Chicago Creek — which runs through the property — feeds directly into Clear Creek, one of Colorado's premier whitewater corridors. The corridor also benefits from established wedding and event demand with limited quality lodging inventory to absorb group stays — a structural gap that represents immediate, actionable revenue opportunity for a new operator.The Argo Gondola opens in May 2026 — and it changes the calculus entirely. Projected to draw 500,000-700,000 visitors annually, it converts Idaho Springs from a highway exit into a genuine year-round destination. The property is four minutes from the gondola base. This is the most significant demand catalyst in the history of Idaho Springs tourism. A buyer who moves quickly acquires at today's pricing — before 500,000 additional annual visitors are reflected in the market. Turnkey operation with trained staff in place.

Idaho Springs sits at the eastern gateway to Colorado's I-70 ski corridor — and Water & Stone Cabins is the best-positioned lodging asset to capture it.

Thirty minutes from Denver and with direct I-70 access, the property puts guests closer to more major ski resorts than any comparable lodging asset at this price point. Arapahoe Basin and Loveland are minutes up the road — the terrain of choice for serious Front Range skiers who know how to avoid the crowds. Continue west on I-70 and guests reach Copper Mountain in under 45 minutes, Keystone in roughly 50, and Breckenridge in just over an hour. No other mountain lodging property at this price point offers this range of options from a single address.

When the snow melts, the demand doesn't. Chicago Creek — which runs through the property — feeds directly into Clear Creek, one of Colorado's premier Class III-IV whitewater corridors. Guests wake up to the sound of the same water they can raft that afternoon. The Mount Blue Sky corridor, accessible via the scenic byway originating four minutes from the front door, draws hikers, mountain bikers, and photographers from the entire Front Range — and at 14,271 feet, it's the highest paved road in North America, making it a bucket-list drive for visitors from across the country. St. Mary's Glacier offers year-round snowshoeing and backcountry access just minutes away. The fall foliage season along Chicago Creek is among the most spectacular within 45 minutes of Denver — and chronically undersupplied in terms of quality overnight lodging.

The Argo Gondola opens in May 2026 — and it changes the calculus entirely. Projected to draw 500,000-700,000 visitors annually, it converts Idaho Springs from a highway exit into a genuine year-round destination. The property is four minutes from the gondola base. This is the most significant demand catalyst in the history of Idaho Springs tourism. A buyer who moves quickly acquires at today's pricing — before 500,000 additional annual visitors are reflected in the market.

The corridor also benefits from a well-established destination wedding and event market. The immediate area has hosted high-volume wedding and event activity for over 15 years, generating consistent group lodging demand that the local market has never had adequate quality inventory to absorb. Water & Stone, as the premier lodging property in the immediate corridor, is the natural beneficiary of that overflow — and a new operator with any focus on group sales could formalize what has historically been organic demand.
Idaho Springs is not a seasonal market dependent on one activity or one operator. It is a four-season basecamp for the Colorado Rockies, and Water & Stone is the best address in it.


Creek Front

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