Dino Trails Getaway

The Opportunity

Five income streams.
One activated.

Dino Trails Getaway is a fully built, fully operational group hospitality compound on three contiguous parcels at the gateway to Dinosaur National Monument. The property generated $142,791 in lodging revenue and $95,280 in net operating income in 2024 — with zero advertising spend, no professional management, and only one of three income streams meaningfully activated.

This is the rare hospitality offering where the in-place numbers are not the story. The story is what a sophisticated operator does with a turnkey 80-guest compound — two lodges, a full event center, the Old Kennel Building, and two acres of buildable land — that has been run as a casual side business for five years.

Active

Lodging Optimization

Two separately bookable lodges, each sleeping ~40 guests. South is a 5.0★ Airbnb Guest Favorite with 26 reviews. North came online in 2023 and is still ramping. Current occupancy is ~20% vs. the Vernal market median of 47% and top-quartile of 64%.

Reaching 50% occupancy at current rates → $356,000 in revenue. A 2.5× lift over 2024.

Untapped

Event Center

A converted warehouse with a full commercial kitchen, dining area, large-screen TV, washer/dryer, foosball, ping pong, and seating for 40+ — currently bundled into lodge bookings at no additional charge.

Comparable Utah lodges charge $2,995–$3,995 per wedding event. Even 6 events/year at $2,500 adds $15,000 in near-pure-margin revenue.

Dormant

Old Kennel Building

A fully conditioned, plumbed outbuilding on Parcel 0013 — not modeled in any projection scenario. Repurposing scenarios: additional sleep capacity, recreation space, wedding-prep suite, caretaker residence, or reactivation as a kennel.

Replacement-cost value: $150,000–$250,000. All upside, no underwriting commitment.

Untapped

Vacant Land (Parcel 0009)

2.0 acres of C-1 commercially-zoned vacant land at 5880 S 9500 E — contiguous to the operating compound, included in the offering price, not modeled in any projection.

Best-use scenarios: cabin/yurt inventory, RV/glamping pads, event lawn, or sale-off to recapture acquisition basis.

Not Built

Direct Booking & Brand

No direct booking engine, no email list, no repeat-guest program. The dinosaurtrails.com domain currently funnels to a single VRBO listing. Group hospitality is exceptionally repeat-friendly — families book reunions on multi-year cycles.

Building a direct channel saves 14–17% in platform fees on every recurring booking and creates a defensible customer-list asset.

Property Description

Three parcels. Six structures. One compound.

View Active Listings

★ South Lodge — 5.0★ Guest Favorite · 26 reviews ★ North Lodge — 4.88★ Airbnb · 9.8/10 VRBO · 16 reviews 🌐 dinosaurtrails.com

South Lodge

8 bedrooms · 25 beds · 6.5 baths · Sleeps 43

5.0★ Airbnb Guest Favorite with 26 reviews. Themed rooms include the Western, Cosmos, Farmhouse, Dinosaur, and Captains rooms. Renovated and stabilized as a 5-year operating asset with proven demand and repeat-guest history.

North Lodge

8 bedrooms · 23 beds · 2.5 baths · Sleeps 40

4.88★ Airbnb · 9.8/10 VRBO. Clubhouse and game room completed May 2023. Themed Dinosaur, Outlaw, and Airplane rooms. Review trajectory mirrors South Lodge’s earlier accumulation curve — still ramping toward full market exposure.

Event Center

Converted warehouse · Commercial kitchen · Seats 40+

Full kitchen with double refrigerators and stoves, dining area, large-screen TV, washer/dryer, foosball, ping pong. Has hosted reunions of 30–43 people. Currently bundled into lodge bookings — never independently monetized as a wedding or event venue.

Old Kennel Building + Vacant Land

Dormant conditioned outbuilding · 2.0 acres C-1 vacant land

Fully plumbed and conditioned. Originally operated as Dinosaur Trails Kennel with existing local awareness. The 2-acre vacant parcel at 5880 S 9500 E is contiguous and zoned C-1 Commercial — additional lodging, RV pads, event lawn, or sale-off at buyer’s discretion.

Outdoor Amenities

Sand Volleyball Court Fire Pit BBQ Areas & Picnic Tables Large Patio Gas Fireplace Playground Friendly Farm Animals (Deer & Buffalo) Pastoral Views

Adjacent deer and buffalo fields are repeatedly cited in guest reviews as a differentiator — an organic amenity that no competitor can replicate.

Financial Highlights

From $95K to $240K NOI — the path

Metric	2024 Actual	Year 1 Target	Year 2 Target	Year 3 Stabilized
Gross Revenue	$142,790	$200,000	$320,000	$397,088
NOI (lender-underwritten)	$85,284	$107,000	$172,000	$240,088
Cap Rate at $1.95M	4.4%	5.5%	8.8%	12.3%
Implied Occupancy	~20%	~33%	~42%	~47% (market median)
Advertising Spend	$0	—

Year 1

$107K NOI

Dynamic pricing software (PriceLabs / Beyond) — 8–15% ADR uplift
Professional photography refresh on both lodges
Build direct booking engine on dinosaurtrails.com
Launch Instagram + TikTok targeting reunion planners
Book first 3–6 standalone event center events

Year 2

$172K NOI

Channel manager (Hostaway / Lodgify) for multi-platform distribution
Wedding/event program: 8–12 events at $2,500–$3,000 each
Corporate/group sales: oil & gas crews, sports teams, church retreats
Optimize North Lodge rate parity as review velocity catches up
Execute Old Kennel Building repurposing

Year 3

$240K NOI

Both lodges at 45–50% occupancy with full dynamic pricing
Event center: $33,000+ from 12 standalone bookings
Direct booking channel handling 25%+ of total volume
Multi-year reunion bookings on the calendar
Refinance or position for exit at 12%+ cap

2024 Actual P&L — Dinosaur Trails Rental LLC

Line Item	2024 Actual
REVENUE
Lodging revenue (Airbnb + VRBO + direct)	$142,790
Total gross revenue	$142,790
OPERATING EXPENSES
Property & liability insurance	$5,252
Workers’ compensation insurance	$843
Repairs & maintenance	$6,242
Cleaning / turnover labor	$10,706
Utilities (electric, water, internet, waste)	$9,490
Software & channel management	$5,888
Office, supplies, guest consumables	$3,267
Property taxes (all parcels)	$3,060
Legal, accounting, bank fees, business taxes	$1,096
Advertising & marketing	$0
Vehicle / miscellaneous	$36
Total operating expenses	$47,510
NET OPERATING INCOME	$95,280
NOI margin	66.7%

All NOI figures in the trajectory table are lender-underwritten (4% management fee + 5% FF&E reserve deducted). 2024 actual NOI of $95,280 reflects seller’s self-managed cash flow before those deductions. Downside case (lodging only, 40% occupancy): NOI $164,720 → 8.4% cap rate. Full pro forma and underwriting model available upon executed CA. The property is suitable for SBA 7(a), commercial hospitality lending, and 1031 exchange acquisition.

Market Context

A defensible niche in a growing market

There is no competing 80-guest group hospitality compound within the Dinosaurland tourism corridor.

The single highest-grossing competitor in Vernal is a 7-bedroom property sleeping 20+, generating $82,838 annually. That is the ceiling — for a property less than half of Dino Trails’ capacity. Dino Trails operates in a different category.

Vernal STR Market (AirROI 2026)	Value
Average daily rate (ADR)	$181
Top 10% ADR	$262+
Median annual revenue per listing	$23,918
Median occupancy	47%
Top 10% occupancy	76%+
Year-over-year revenue growth	+8.3%
Active listings in market	70
STR regulation environment	Low (operator-friendly)

Comparable Hospitality Transactions — Utah & Western U.S.

Property	Rooms	List Price	Cap Rate	Price/Key
502 Main St, New Castle CO	7	$1,770,000	8.00%	$252,857
118 6th Ave, Ouray CO	10	$2,950,000	8.77%	$295,000
177 S Main St, Hatch UT	16	$1,380,000	9.17%	$86,250
1940 N Ave, Grand Junction CO	20	$2,200,000	7.46%	$110,000
365 N Main St, Tooele UT	30	$3,750,000	8.50%	$125,000
3725 E US Hwy 50, Baker NV	29	$4,000,000	11.00%	$137,931
Dino Trails Getaway (subject)	16	$1,950,000	9.1% (Y3)	$121,875

None of the comparable listings include a separate event venue, an outbuilding asset, or a vacant expansion parcel. Dino Trails is the only multi-stream offering in the comp set. Price/key of $121,875 is at the lower end given the full-amenity hospitality build. Cap rate range of 8.4–12.3% is competitive with or stronger than every comparable on the list.

Location

Gateway to Dinosaur National Monument

5775 S 9500 E
Jensen, Utah 84035

Dinosaur National Monument — 6 miles
322,113 visitors in 2024 · Quarry Exhibit Hall is the most-visited fossil museum in the world
Green River & Yampa River — Walking distance
Whitewater rafting put-ins, kayaking, fishing
Vernal, Utah — 12 miles
Full services, Utah Field House of Natural History
Red Fleet & Steinaker State Parks — 17–25 miles
Flaming Gorge NRA — ~1 hour
Boating, camping, scenic drives
ATV/UTV trail network — Uinta Basin
Zoning: C-1 Commercial · County: Uintah
Parcels: 06:106:0007 · 06:106:0013 · 06:106:0009

Proximity — What’s Around the Property

Destination	Distance	Why It Matters
Dinosaur National Monument — Quarry Visitor Center	~6 mi	315K+ annual visitors. The world’s only in-situ Jurassic fossil wall.
Adrift Dinosaur (rafting outfitter)	0.5 mi	Daily Green River trips depart next door.
Vernal — full services, dining, groceries	~12 mi	Walmart, hospital, Vernal Brewing Co., regional airport.
Utah Field House of Natural History	~13 mi	Life-size dinosaur exhibits and the iconic Dinosaur Garden.
McConkie Ranch Petroglyphs	~17 mi	Crown jewel of Fremont rock art in the American West.
Steinaker & Red Fleet State Parks	17–22 mi	Beach swimming, paddleboarding, dinosaur trackway hike.
Moonshine Arch & Fantasy Canyon	20–38 mi	Sandstone arches, hoodoos, OHV access. Photographer favorites.
Flaming Gorge Reservoir	~52 mi	World-class trophy trout fishery. Record 29-lb brown trout.
Salt Lake City (SLC)	~177 mi (3 hr)	Primary feeder market for weekend and reunion traffic.

Full Area Guide & Attractions →

Annual Events & Demand Calendar

Six demand-spike weekends per year

Vernal hosts a calendar of anchor events that fill lodging for miles around. A sophisticated operator captures these with dynamic pricing software — weekends that currently clear at flat rates can command a 40–80% ADR premium.

Dinosaur Roundup Rodeo

Father’s Day weekend · mid-June

PRCA ProRodeo Tour event. Repeatedly nominated as one of the top five large outdoor rodeos in the entire PRCA circuit. Three nights of near-guaranteed sellout demand.

High Yield

Dinosaurland Freedom Fest

July 4th weekend

5K, parade, vendor market, and fireworks. The largest single-attendance event of the year in the corridor. Families book multi-night stays around it.

High Yield

Dinah-SOAR Days

Summer · Annual

Hot air balloon festival. Photogenic and naturally paired with the Dinosaurland brand. Strong social-media pull for guests documenting their stay.

Mid Yield

Outlaw ATV Jam

Summer · Annual

OHV event drawing rider groups statewide. Dino Trails has compound space for rigs and trailers that no Vernal hotel can match — ideal single-call group fill.

Group Driver

Phenomencon

Annual · Date varies

UFO and paranormal-themed festival. A niche but highly loyal audience. Vernal leans into its “UFOs, dinosaur bones, ghosts” identity per Visit Utah branding.

Niche Enthusiast

Basin Ag Expo & Rock Rally

Spring & Summer

Smaller regional events — each a weekend booking opportunity that an operator with dynamic pricing captures automatically at premium rates.

Weekend Lift

Request Information

Request the OM, financial model, or a showing

Submit the form below. Due diligence materials (full P&L, Airbnb dashboard exports, tax records, underwriting model) are available upon executed CA.

Brokerage Team

Stockton Farnsworth

Lead Agent — RE/MAX Associates Commercial

Phone: (801) 664-3370

Email: stockton@teamutahcre.com

Supporting Team

Robert Farnsworth, CRS
Associate Broker
(801) 898-8810
robertfarnsworth@remax.net

Ashlee Bonham
Commercial Agent
(801) 602-6850
ashlee.bonham@remax.net

Randy Cummins
Commercial Agent
(801) 641-8004
randycummins@remax.net

Site Under Development

Five income streams.
One activated.

Lodging Optimization

Event Center

Old Kennel Building

Vacant Land (Parcel 0009)

Direct Booking & Brand

Three parcels. Six structures. One compound.

South Lodge

North Lodge

Event Center

Old Kennel Building + Vacant Land

From $95K to $240K NOI — the path

A defensible niche in a growing market

Comparable Hospitality Transactions — Utah & Western U.S.

Gateway to Dinosaur National Monument

Proximity — What’s Around the Property

Six demand-spike weekends per year

How this listing reaches qualified buyers

Explore the full offering

Request the OM, financial model, or a showing

Site Under Development

Dino Trails Getaway

Five income streams.One activated.

Lodging Optimization

Event Center

Old Kennel Building

Vacant Land (Parcel 0009)

Direct Booking & Brand

Three parcels. Six structures. One compound.

South Lodge

North Lodge

Event Center

Old Kennel Building + Vacant Land

From $95K to $240K NOI — the path

A defensible niche in a growing market

Comparable Hospitality Transactions — Utah & Western U.S.

Gateway to Dinosaur National Monument

Proximity — What’s Around the Property

Six demand-spike weekends per year

How this listing reaches qualified buyers

Explore the full offering

Request the OM, financial model, or a showing

Five income streams.
One activated.