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Water & Stone| 14-Keys | C-3 | Live Water 3303 Chicago Creek Rd 14 Room Hotel Idaho Springs, CO 80452 $8,856,972 CAD ($632,641 CAD/Room) 6.71% Cap Rate
Investment Highlights
- Established Income-Producing Asset: $435,860 trailing EBITDA across 14 keys — 9 cabins and 5 condo units — with 90-95% peak season occupancy
- Rare C-3 Commercial Zoning: Commercially zoned hospitality operation — no STR licensing, no annual renewal risk, no regulatory exposure
- Mountain Views & Direct National Forest Adjacency: Borders ~15,000 acres of US Forest land, providing permanent privacy, recreational access, value+
- Year-Round Live Water Amenity: The property sits along Chicago Creek — a defining guest experience feature that drives premium nightly rates
- City Water and Municipal Sewer Infrastructure: Most units on city water service. The majority of the property has been upgraded to municipal sewer
- Many Opportunities to boost value: Hotel/Lodge and cabin expansion, direct booking, wellness & adventure packages, welcome and adventure kits
Executive Summary
A rare opportunity to acquire an established, income-producing 14-key mountain hospitality asset in one of Colorado's most active year round tourism corridors — just 30 minutes from Denver. Situated on ±5.16 acres along Chicago Creek with direct National
Forest adjacency on multiple borders, Water & Stone Cabins combines proven operational performance with an infrastructure foundation that is genuinely uncommon in the mountain market. The property carries C-3 commercial zoning — no STR restrictions, no annual licensing, no regulatory exposure — along with city water service and a recently installed 8" commercial municipal sewer line connecting the majority of units to city sewer. These are not features you can replicate on another parcel in Idaho Springs.
The property generates $435,860 in trailing EBITDA across 14 units —9 cabins and 5 condo-style units — and carries a 4.91-star Airbnb rating built over hundreds of verified stays. Peak season occupancy runs 90-95%. Units are currently listed exclusively on Airbnb, leaving meaningful upside through additional booking channels, direct
reservations, and amenity enhancements.
The location sits at the eastern gateway to Colorado's I-70 ski corridor, with Arapahoe Basin and Loveland minutes up the road and Copper Mountain, Keystone, and Breckenridge all within an hour. In summer, Chicago Creek — which runs through the property — feeds directly into Clear Creek, one of Colorado's premier whitewater
corridors. The corridor also benefits from established wedding and event demand with limited quality lodging inventory to absorb group stays — a structural gap that represents immediate, actionable revenue opportunity for a new operator. The Argo Gondola opens in May 2026 — and it changes the calculus entirely. Projected to draw 500,000-700,000 visitors annually, it converts Idaho Springs from a highway exit into a genuine year-round destination. The property is four minutes from the gondola base. This is the most significant demand catalyst in the history of Idaho Springs tourism. A buyer who moves quickly acquires at today's pricing — before 500,000 additional annual visitors are reflected in the market. Approved for hotel and lodge development. Turnkey operation with trained staff in place and passive ownership.
Forest adjacency on multiple borders, Water & Stone Cabins combines proven operational performance with an infrastructure foundation that is genuinely uncommon in the mountain market. The property carries C-3 commercial zoning — no STR restrictions, no annual licensing, no regulatory exposure — along with city water service and a recently installed 8" commercial municipal sewer line connecting the majority of units to city sewer. These are not features you can replicate on another parcel in Idaho Springs.
The property generates $435,860 in trailing EBITDA across 14 units —9 cabins and 5 condo-style units — and carries a 4.91-star Airbnb rating built over hundreds of verified stays. Peak season occupancy runs 90-95%. Units are currently listed exclusively on Airbnb, leaving meaningful upside through additional booking channels, direct
reservations, and amenity enhancements.
The location sits at the eastern gateway to Colorado's I-70 ski corridor, with Arapahoe Basin and Loveland minutes up the road and Copper Mountain, Keystone, and Breckenridge all within an hour. In summer, Chicago Creek — which runs through the property — feeds directly into Clear Creek, one of Colorado's premier whitewater
corridors. The corridor also benefits from established wedding and event demand with limited quality lodging inventory to absorb group stays — a structural gap that represents immediate, actionable revenue opportunity for a new operator. The Argo Gondola opens in May 2026 — and it changes the calculus entirely. Projected to draw 500,000-700,000 visitors annually, it converts Idaho Springs from a highway exit into a genuine year-round destination. The property is four minutes from the gondola base. This is the most significant demand catalyst in the history of Idaho Springs tourism. A buyer who moves quickly acquires at today's pricing — before 500,000 additional annual visitors are reflected in the market. Approved for hotel and lodge development. Turnkey operation with trained staff in place and passive ownership.
Financial Summary (Actual - 2025) Click Here to Access |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
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-
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| Other Income |
-
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-
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| Vacancy Loss |
-
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-
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| Effective Gross Income |
-
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-
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| Net Operating Income |
$99,999
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$9.99
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Financial Summary (Actual - 2025) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
| Price | $8,856,972 CAD | Lot Size | 5.16 AC |
| Price Per Room | $632,641 CAD | Building Size | 7,749 SF |
| Sale Type | Investment | No. Rooms | 14 |
| Cap Rate | 6.71% | No. Stories | 2 |
| Property Type | Hospitality | Year Built/Renovated | 1938/2024 |
| Property Subtype | Hotel | Corridor | Exterior |
| Building Class | B | ||
| Zoning | C3 - C-3, Uncommon zoning which allows for a broad range of expansion options - additional cabins, yurts, RV, hotel, and more. | ||
| Price | $8,856,972 CAD |
| Price Per Room | $632,641 CAD |
| Sale Type | Investment |
| Cap Rate | 6.71% |
| Property Type | Hospitality |
| Property Subtype | Hotel |
| Building Class | B |
| Lot Size | 5.16 AC |
| Building Size | 7,749 SF |
| No. Rooms | 14 |
| No. Stories | 2 |
| Year Built/Renovated | 1938/2024 |
| Corridor | Exterior |
| Zoning | C3 - C-3, Uncommon zoning which allows for a broad range of expansion options - additional cabins, yurts, RV, hotel, and more. |
Amenities
- High Speed Internet Access
- Patio
- Beach (direct access)
- Boutique/Lifestyle Hotel
- Smoke-Free
- Fully-Equipped Kitchen
- Multi-Room Suites
- Smoke Detector
Room Mix Information
| Description | No. Rooms | Daily Rate | SF |
|---|---|---|---|
| Suite | 14 | $418.64 CAD | - |
Exceptionally drivable
100/100
Somewhat bikeable
20/100
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Water & Stone| 14-Keys | C-3 | Live Water | 3303 Chicago Creek Rd
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