Dino Trails Getaway · Jensen, Utah
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Financing structures, risk and mitigant analysis, the step-by-step acquisition process, and the full due diligence package — everything a serious buyer needs to move from interest to offer.
The current cash flow is real. The 2024 P&L reflects five years of stabilized operating history with zero advertising spend, self-managed operations, and only one income stream meaningfully activated. A sophisticated buyer does not acquire the in-place cash flow — they acquire a turnkey hospitality platform that has already proven demand with multiple clear paths to a 12%+ stabilized cap rate.
The price of $1,950,000 is defensible on in-place numbers at a 4.4% cap. The stabilized case — reaching market-median occupancy at current ADR — produces NOI of $240,088 and a 12.3% cap rate. That is the investment thesis: pay a reasonable price for a cash-flowing asset and execute against a clear operating playbook that has already been written for you.
Financing Options
This property qualifies for multiple financing structures. The right path depends on the buyer’s operator status, equity position, credit profile, and tax situation. Each structure below has been evaluated against the property’s financials.
The preferred path for owner-operators. As low as 10% down on up to $5M, 25-year amortization, and rates tied to WSJ Prime. The property qualifies as an eligible small business (hospitality, owner-operated). A buyer with strong credit and operator experience can acquire this asset for approximately $195,000–$390,000 down depending on lender requirements. Consult an SBA-preferred lender. Pre-approval timelines are typically 30–45 days.
Conventional commercial lending for hospitality acquisitions. Lenders underwrite at DSCR 1.25× or better. The stabilized NOI of $240K produces DSCR of approximately 1.4× at current rates on a 70% LTV loan — clearing most lender thresholds. A commercial mortgage broker with hospitality experience is recommended for rate comparison and lender selection.
For buyers who plan to execute the value-add thesis quickly. Acquire with bridge financing, implement the Year 1 operating playbook, then refinance at the stabilized NOI. Bridge lenders focus on asset value and business plan rather than in-place cash flow — well-suited to buyers who want to move fast and capture the upside before conventional refinancing.
Qualified as a like-kind exchange under IRC §1031. Buyers rolling proceeds from a prior real estate sale can defer capital gains taxes by acquiring Dino Trails within the 180-day exchange window. C-1 commercial zoning and income-producing use satisfy standard like-kind requirements. Confirm with a qualified intermediary. The listing agent can provide 1031 accommodator referrals.
Financing availability is subject to lender qualification, credit review, and market conditions. SBA eligibility should be confirmed with an SBA-preferred lender. The listing agent can provide lender referrals upon request.
Risk & Mitigant Analysis
Sophisticated buyers underwrite against specific risk categories. Each primary risk for this asset has a documented mitigant in the property’s operating history, market data, or regulatory structure.
Acquisition Process
This transaction is structured for speed and transparency. All material financial documentation is prepared and ready for qualified buyers upon execution of a Confidentiality Agreement.
Due Diligence Package
All documentation below is prepared, organized, and available to qualified buyers upon executed CA. No delays, no missing records, no surprises.
The full due diligence package is available immediately upon execution of a standard Confidentiality Agreement. No financial pre-qualification required at this stage. Submit the contact form or call Stockton Farnsworth directly at (801) 664-3370.
Execute the CA, receive the full financial package, and schedule a property tour. Qualified buyers move through this process in days, not weeks.
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