St Clair Motor Lodge 13857 Falls of Rough Rd 18 Room Hotel Falls Of Rough, KY 40119 $1,338,574 CAD ($74,365 CAD/Room)

St. Clair Motor Lodge is one of the area's most distinctive boutique lodging investments — a fully gut-renovated, 18-key mid-century motor lodge operating as the only independent boutique property on Rough River Lake, with zero direct competition in a 30 mile radius. Featured in Southern Living and Kentucky Living Magazine, named a 2023 Best in Kentucky Finalist, and anchored by the Rough River Dam State Resort Park one mile from the property, St. Clair has built a loyal guest following and a strong revenue trajectory entirely through earned media and direct booking — no OTA distribution, no paid marketing.
THE FINANCIAL STORY
2025 marked the property's strongest year on record, with 28% revenue growth projected in 2026. The asset generated 57.8% NOI in 2025 and anticipates 63.9% in 2026 — both on a proforma basis reflecting an owner-operated model. Full financials, including three years of revenue data and a formula-driven NOI model, are available upon execution of NDA.
NOI Margin: ~63.9% (2026 projected)
Asking Price: $945,000
THE ASSET
Circa 1952, fully gut-renovated in 2020–21. Every major system is new — zero deferred capital expenditure on day one. The renovation scope included flooring and finishes throughout; all-new tiled bathrooms; high-efficiency HVAC in every room; new electrical, plumbing, and septic systems; tankless water heaters; new commercial laundry; and all-new designer selected FF&E — each room thoughtfully styled. The property sits on 4.2 acres and includes 15 covered storage bays, offering additional revenue potential with flexible zoning.
WHAT TRANSFERS WITH SALE
Brand, logo, domain, and website
Property Management System (PMS) + booking engine
Direct booking history and review profiles (TripAdvisor, Google)
Active Instagram and Facebook accounts with organic following
All FF&E and operating supplies
THE MARKET
Rough River Dam State Resort Park — 1 mile. Rough River Lake is a four-season destination drawing boating, fishing, and watersports visitors in summer and a strong hunting and wedding market in fall. No national brand flags within 20 miles. Nearest boutique lodging competitor is 30+ miles away. The State Park drives year-round visitation and is currently the beneficiary of $137M in state-authorized capital investment for lodge and campground upgrades — a direct demand tailwind for private lodging in the corridor.
Drive markets: Louisville Metro (1.5 hrs) | Owensboro MSA (45 min) | Bowling Green (1 hr) | Elizabethtown/Ft. Knox (55 min)
Kentucky tourism hit a record $14.6B in economic impact in 2025 — its fourth consecutive record year — with 81.1M travelers spending $2.4B on lodging statewide.
IDEAL BUYER
Owner-operator, lifestyle investor, or small portfolio buyer seeking a turn-key asset with a proven revenue base, a monopoly market position, and meaningful upside through expanded distribution or programming. SBA 7(a) / 504 financing potentially eligible.
PROCESS
Asking Price: $945,000 | NDA required for financial package
Process: NDA ? Financials ? Letter of Intent ? PSA
Due Diligence: Full cooperation; three years of financial estimates available
Transition: Seller available for operating transition period
Timeline: Flexible
To request an NDA or additional information, contact:
Chad Evans | Evans Property Management
502.240.7304 | chad@evans-property.com