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New Buffalo Inn 231 E Buffalo St 6 Room Hotel New Buffalo, MI 49117 $1,834,463 CAD ($305,744 CAD/Room) 11.04% Cap Rate
INVESTMENT HIGHLIGHTS
- Prime Downtown New Buffalo Location
- Flexible Value-Add Opportunity
- Turnkey Hospitality Asset with Upside
EXECUTIVE SUMMARY
231 E. Buffalo St, New Buffalo, MI
A rare opportunity in the heart of Harbor Country—this fully turnkey short-term rental business has been owned and operated for over 30 years and is now ready for its next chapter. The sale includes the entire business operation: website, client list, booking database, furnishings, and décor—making it a true walk-in investment with immediate income potential.
Current NOI: $146,258Asking Price: $1,325,000Cap Rate: 11.04%Annual Room Revenue: $251,000
Immediate Value-Add Potential
The property currently operates at roughly 44% occupancy with an average nightly rate of $226. Our proforma is based on pushing occupancy to 50%, increasing nightly rates by 30%—a highly conservative adjustment compared to competitor pricing—and converting the existing spa into two additional one-bedroom units. With these simple operational improvements, NOI could approach six figures in additional income potential.
A rare opportunity in the heart of Harbor Country—this fully turnkey short-term rental business has been owned and operated for over 30 years and is now ready for its next chapter. The sale includes the entire business operation: website, client list, booking database, furnishings, and décor—making it a true walk-in investment with immediate income potential.
Current NOI: $146,258Asking Price: $1,325,000Cap Rate: 11.04%Annual Room Revenue: $251,000
Immediate Value-Add Potential
The property currently operates at roughly 44% occupancy with an average nightly rate of $226. Our proforma is based on pushing occupancy to 50%, increasing nightly rates by 30%—a highly conservative adjustment compared to competitor pricing—and converting the existing spa into two additional one-bedroom units. With these simple operational improvements, NOI could approach six figures in additional income potential.
DATA ROOM Click Here to Access
FINANCIAL SUMMARY (ACTUAL - 2025) |
ANNUAL (CAD) | ANNUAL PER SF (CAD) |
|---|---|---|
| Gross Rental Income |
$347,510
|
$51.36
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$347,510
|
$51.36
|
| Taxes |
$8,520
|
$1.26
|
| Operating Expenses |
$136,495
|
$20.17
|
| Total Expenses |
$145,015
|
$21.43
|
| Net Operating Income |
$202,494
|
$29.93
|
FINANCIAL SUMMARY (ACTUAL - 2025)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $347,510 |
| Annual Per SF | $51.36 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $347,510 |
| Annual Per SF | $51.36 |
| Taxes (CAD) | |
|---|---|
| Annual | $8,520 |
| Annual Per SF | $1.26 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $136,495 |
| Annual Per SF | $20.17 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $145,015 |
| Annual Per SF | $21.43 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $202,494 |
| Annual Per SF | $29.93 |
PROPERTY FACTS
AMENITIES
- Public Access Wifi
- Smoke-Free
- Hot Tub
ROOM MIX INFORMATION
| DESCRIPTION | NO. ROOMS | DAILY RATE | SF |
|---|---|---|---|
| Guest Room | 6 | $228.44 CAD | - |
1 1
PROPERTY TAXES
| Parcel Number | 11-62-0010-0010-07-7 | Total Assessment | $531,710 CAD |
| Land Assessment | $0 CAD | Annual Taxes | $8,520 CAD ($1.26 CAD/SF) |
| Improvements Assessment | $0 CAD | Tax Year | 2025 |
PROPERTY TAXES
Parcel Number
11-62-0010-0010-07-7
Land Assessment
$0 CAD
Improvements Assessment
$0 CAD
Total Assessment
$531,710 CAD
Annual Taxes
$8,520 CAD ($1.26 CAD/SF)
Tax Year
2025
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New Buffalo Inn | 231 E Buffalo St
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