Frequently Asked Questions

The property generated $142,790 in gross lodging revenue in 2024 and $95,280 in net operating income, based on the actual P&L for Dinosaur Trails Rental LLC. This represents a 66.7% NOI margin — exceptional for a hospitality property of this size. Total operating expenses were $47,510.

Key line items: cleaning/turnover labor $10,706; utilities $9,490; software & channel management $5,888; repairs & maintenance $6,242; insurance $5,252; property taxes $3,060. Advertising spend: $0. The full 2024 P&L is available to buyers upon executed CA.

At the $1,950,000 list price, the current cap rate based on 2024 actual NOI ($95,280) is 4.4%. This reflects the asset’s in-place, under-marketed state.

The 12.3% stabilized cap rate is based on a Year 3 NOI projection of $240,088 at the list price. That projection assumes: both lodges at market-median occupancy (47%), current ADR with dynamic pricing uplift of ~10%, event center revenue of $33,000/year, and lender-underwritten management fees (4%) and FF&E reserve (5%) deducted. The full model and assumptions are in the Offering Memorandum.

The downside case (lodging only at 40% occupancy, no event center): NOI $164,720 → 8.4% cap rate at the list price.

The gap between 5.0-star reviews and 20% occupancy is entirely a function of passive management, not demand. The property is listed on a single VRBO listing with no dynamic pricing, no professional photography refresh, no multi-platform distribution, no active marketing, and no group sales outreach.

The Vernal STR market median occupancy is 47% (AirROI 2025). The top quartile is 64%. The demand exists — 322,000 people visit Dinosaur National Monument per year. The property simply does not capture it because it does not actively compete for it. That is the buyer’s opportunity.

The 2024 seller cash flow NOI of $95,280 reflects the self-managed operation with no management fee or FF&E reserve. Lenders and institutional buyers add two standard deductions: a property management fee (typically 4% of gross revenue) and a furniture, fixtures & equipment (FF&E) replacement reserve (typically 5% of gross revenue).

Applying those to 2024: $142,790 × 9% = $12,851 additional deductions → lender-underwritten NOI = $82,429. All NOI figures in the financial trajectory table on the main page use lender-underwritten (adjusted) figures for comparability. The full model shows both views.

Yes. The due diligence package includes: the 2024 actual P&L for Dinosaur Trails Rental LLC, property tax records for all three parcels, Airbnb and VRBO platform dashboard exports showing revenue and occupancy history, utility cost archives, insurance summaries, and the maintenance log. All documentation is available to qualified buyers upon executed CA.

There is no competing 80-guest group compound within the Dinosaurland tourism corridor. The highest-grossing competitor in Vernal identified in market data is a 7-bedroom property sleeping 20+ guests, generating $82,838 annually. That is a different product serving a different need.

The realistic competition for Dino Trails Getaway is not other vacation rentals — it is split-stay logistics. Without Dino Trails, a 50-person reunion group in Jensen, Utah has no option other than splitting across two or three separate rental properties, losing the compound experience entirely. There is no alternative that replicates the 80-guest single-compound experience within the corridor.

Uintah County is classified as a low-regulation, operator-friendly STR market (AirROI 2026 data). The property is zoned C-1 Commercial — a commercial designation that provides significantly stronger protection than residential STR zoning, which is where most regulatory pressure has been applied nationally.

The property has operated continuously since 2019 without regulatory interruption. No county-level STR restrictions are currently in place or proposed. The listing agent can provide current regulatory status confirmation.

Peak season (May–September) drives the majority of leisure demand. However, the property has multiple counter-cyclical demand sources that fill the off-peak window: (1) the Uintah Basin is one of the top oil-producing counties in the US — energy company crew housing demand peaks in winter; (2) snowmobile groups using Ashley National Forest need basecamp lodging from November through March; (3) corporate retreats, holiday gatherings, and off-season reunions provide shoulder-period demand.

The current operator has not systematically pursued any off-peak demand category. A buyer who executes a basic corporate sales effort can materially improve winter occupancy without any capital investment.

Dinosaur National Monument visitation has been stable at 300,000–330,000 per year for five consecutive years with no meaningful trend. The Monument is a federally protected permanent asset — the fossil wall is literally embedded in a climate-controlled building that cannot be moved or replicated.

Even in a scenario where Monument visitation dropped 25%, Uintah Basin demand from OHV, fishing, rafting, energy sector, and local/regional groups remains fully independent. The property is not a single-demand-driver asset — it is a group compound that serves any group needing 80-guest capacity within 60 miles, regardless of why they are in the area.

This property is likely eligible for SBA 7(a) financing as an owner-operated small business in the hospitality sector. SBA 7(a) loans go up to $5M, can require as little as 10% down, and offer 25-year amortization. The buyer must intend to owner-operate the business (not acquire it as a passive investment) and must qualify personally based on credit, experience, and financials.

Pre-approval timelines are typically 30–45 days. The listing agent can provide referrals to SBA-preferred lenders with hospitality experience. Eligibility should be confirmed with a qualified lender — the seller and listing agent cannot guarantee SBA approval.

With SBA 7(a) financing: approximately $195,000–$390,000 (10–20% of $1.95M), subject to lender requirements and buyer qualification. With conventional commercial hospitality lending: typically $487,500–$682,500 (25–35% of $1.95M). With bridge financing: varies widely by lender and buyer equity profile.

For 1031 exchange buyers rolling equity from a prior sale, down payment may be partially or fully covered by the exchange proceeds, subject to replacement property value and exchange rules.

At stabilized NOI of $240,088 (Year 3 projection), the property produces DSCR of approximately 1.35–1.45× at current rates on a 65%–70% LTV loan, which clears most commercial lender thresholds of 1.25×. At the in-place NOI of $95,280, DSCR is tighter and may require additional equity or a value-add underwrite from the lender.

Lenders who understand the hospitality value-add story and review the full operating history alongside the projection model will underwrite this differently than lenders applying a rigid trailing-12-month DSCR formula. A commercial mortgage broker with hospitality experience is strongly recommended.

Yes. The property is commercially zoned (C-1), income-producing, and qualifies as like-kind real property under IRC §1031. Buyers with a pending or recent sale who need a replacement property within the 45-day identification and 180-day acquisition windows can acquire Dino Trails as a replacement property.

A qualified intermediary (QI) must hold the exchange proceeds and coordinate the transfer. The listing agent can provide QI referrals. Note that the seller is also motivated to close on a timeline that works for exchange buyers — the typical 30–45 day commercial close fits most exchange windows.

Submit the contact form on the main page or call Stockton Farnsworth directly at (801) 664-3370. A standard Confidentiality Agreement will be provided within one business day via DocuSign. Execution takes approximately 5–10 minutes. The full Offering Memorandum and financial package are delivered immediately upon executed CA.

No financial qualification, broker registration, or proof of funds is required at the inquiry stage. The process is designed to be fast and friction-free for qualified buyers.

The Offering Memorandum includes: complete 2024 P&L (actual Dinosaur Trails Rental LLC financials), Airbnb and VRBO platform dashboard exports showing revenue and occupancy history, 3-year financial projection model with detailed assumptions, comparable hospitality transactions, AirROI Vernal market data, property documentation summary, and the full underwriting model with sensitivity analysis.

This is a complete buyer package — not a summary or teaser. A qualified buyer has everything needed to make a go/no-go decision and submit an LOI without additional information requests.

Yes. Physical showings are available at buyer’s convenience and are encouraged for serious buyers. The showing includes both lodges, the event center, the Old Kennel Building, and the vacant parcel. The current operator will walk buyers through the property and explain the operating systems, guest workflow, and maintenance history firsthand.

Showings require scheduling in advance to respect active guest bookings. Contact Stockton Farnsworth to arrange. A executed CA is preferred (but not required) before a showing.

Yes. The transfer of both lodges’ dedicated platform accounts is part of the listing agreement. The South Lodge Airbnb account (with its 5.0★ Guest Favorite status and 26 reviews) and the North Lodge Airbnb and VRBO accounts are listed as conveying assets. The dinosaurtrails.com domain also conveys.

Platform account transfers are subject to each platform’s current policies. Airbnb allows account transfers with proper documentation. The listing agent and seller will facilitate a clean transfer process as part of closing. Confirm specific platform transfer procedures with the listing agent before submitting an offer.

Typical timeline for a conventional or 1031 buyer: 60–90 days from first contact to close. Broken down: CA and OM delivery (1–3 days), review and property tour (1–2 weeks), LOI negotiation and execution (1–2 weeks), due diligence period (30–45 days), title and closing (15–30 days).

SBA closings add time for the SBA approval process: typically 30–45 additional days after LOI execution. Total SBA timeline from first contact: approximately 90–120 days. The seller is motivated and will accommodate reasonable timeline requirements. Contact the listing agent to discuss specific timeline needs.