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Big Mouth Cave Retreat at The Caverns 444 Charlie Roberts Rd 20 Room Bed and Breakfast Pelham, TN 37366 $3,629,392 CAD ($181,470 CAD/Room)
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INVESTMENT HIGHLIGHTS
- Unique 20-unit bed and breakfast with glamping and luxury suites, serving as a premier lodging destination for The Caverns, a world-renowned venue.
- Rare acquisition with a desirable reputation and a history of consistent bookings, beneficially located within walking distance of the concert hall.
- Conveniently positioned 10 minutes from Interstate 24, the property is scenically surrounded by lush landscaping within a private oasis.
- Optimally situated with premium on-site amenities including ample surface parking, covered porches, air conditioning, a modern bathhouse, and more.
EXECUTIVE SUMMARY
Big Mouth Cave Retreat presents a variety of cabin and camping options ranging from glamping to luxury stays across 20 bed and breakfast suites located at the entrance of The Caverns. Built in 2018, the 6,500-square-foot property is ideally situated over expansive acreage surrounded by picturesque landscaping, seamless on-site surface car and RV parking, covered porches, kitchenettes, air conditioning, a modern bathhouse, and an outdoor fire pit. Future guests can appreciate the abundance of amenities offered at Big Mouth Cave Retreat, drawing demand to the area and generating the possibility of return visitors.
This unique property is exceptionally established at 444 Charlie Roberts Road and consistently maintains high rankings on major third-party booking sites. Direct bookings have continually increased over the years at this lucrative asset, proving it as a highly desirable acquisition to add to a new owner’s investment portfolio.
The Caverns have put the small town of Pelham, Tennessee, on the map in recent years, offering concertgoers a chance to see their favorite musicians play underground and inside an actual cave. Big Mouth Cave Retreat is conveniently positioned a quick seven-minute walk from the highly regarded subterranean concert hall, serving as a premier lodging option for locals and tourists seeking to experience one of the most popular music venues in the South. The Caverns is hosting 45 concerts between June 1 and December 31, with more shows being added all the time.
Big Mouth Cave Retreat is beneficially situated 10 minutes from major thoroughfare Interstate 24, offering connectivity to prominent metros Chattanooga by a one-hour commute and Nashville by a 1.5-hour drive. Take advantage of this one-of-a-kind acquisition strategically positioned by the world-renowned destination, The Caverns, in the serene town of Pelham, Tennessee, a part of Grundy County.
This unique property is exceptionally established at 444 Charlie Roberts Road and consistently maintains high rankings on major third-party booking sites. Direct bookings have continually increased over the years at this lucrative asset, proving it as a highly desirable acquisition to add to a new owner’s investment portfolio.
The Caverns have put the small town of Pelham, Tennessee, on the map in recent years, offering concertgoers a chance to see their favorite musicians play underground and inside an actual cave. Big Mouth Cave Retreat is conveniently positioned a quick seven-minute walk from the highly regarded subterranean concert hall, serving as a premier lodging option for locals and tourists seeking to experience one of the most popular music venues in the South. The Caverns is hosting 45 concerts between June 1 and December 31, with more shows being added all the time.
Big Mouth Cave Retreat is beneficially situated 10 minutes from major thoroughfare Interstate 24, offering connectivity to prominent metros Chattanooga by a one-hour commute and Nashville by a 1.5-hour drive. Take advantage of this one-of-a-kind acquisition strategically positioned by the world-renowned destination, The Caverns, in the serene town of Pelham, Tennessee, a part of Grundy County.
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FINANCIAL SUMMARY (ACTUAL - 2024) |
ANNUAL (CAD) | ANNUAL PER SF (CAD) |
|---|---|---|
| Gross Rental Income |
$530,450
|
$81.61
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$530,450
|
$81.61
|
| Taxes |
$5,873
|
$0.90
|
| Operating Expenses |
$111,232
|
$17.11
|
| Total Expenses |
$117,105
|
$18.02
|
| Net Operating Income |
$413,344
|
$63.59
|
FINANCIAL SUMMARY (ACTUAL - 2024)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $530,450 |
| Annual Per SF | $81.61 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $530,450 |
| Annual Per SF | $81.61 |
| Taxes (CAD) | |
|---|---|
| Annual | $5,873 |
| Annual Per SF | $0.90 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $111,232 |
| Annual Per SF | $17.11 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $117,105 |
| Annual Per SF | $18.02 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $413,344 |
| Annual Per SF | $63.59 |
PROPERTY FACTS
| Price | $3,629,392 CAD | Lot Size | 4.50 AC |
| Price Per Room | $181,470 CAD | Building Size | 6,500 SF |
| Sale Type | Investment | No. Rooms | 20 |
| Property Type | Hospitality | No. Stories | 1 |
| Property Subtype | Bed and Breakfast | Year Built | 2018 |
| Building Class | B | Corridor | Exterior |
| Zoning | N/A - Grundy County, Tennessee does not have zoning. | ||
| Price | $3,629,392 CAD |
| Price Per Room | $181,470 CAD |
| Sale Type | Investment |
| Property Type | Hospitality |
| Property Subtype | Bed and Breakfast |
| Building Class | B |
| Lot Size | 4.50 AC |
| Building Size | 6,500 SF |
| No. Rooms | 20 |
| No. Stories | 1 |
| Year Built | 2018 |
| Corridor | Exterior |
| Zoning | N/A - Grundy County, Tennessee does not have zoning. |
AMENITIES
- Shuttle Service
- High Speed Internet Access
- Patio
- Public Access Wifi
- Smoke-Free
- Fully-Equipped Kitchen
- Multi-Room Suites
ROOM MIX INFORMATION
| DESCRIPTION | NO. ROOMS | DAILY RATE | SF |
|---|---|---|---|
| Suite | 20 | $375.50 CAD | - |
PROPERTY TAXES
| Parcel Number | 083 02914000 | Total Assessment | $41,268 CAD |
| Land Assessment | $5,984 CAD | Annual Taxes | $5,873 CAD ($0.90 CAD/SF) |
| Improvements Assessment | $35,284 CAD | Tax Year | 2024 |
PROPERTY TAXES
Parcel Number
083 02914000
Land Assessment
$5,984 CAD
Improvements Assessment
$35,284 CAD
Total Assessment
$41,268 CAD
Annual Taxes
$5,873 CAD ($0.90 CAD/SF)
Tax Year
2024
SALE ADVISOR
SALE ADVISOR
Thomas Ore, Owner/Broker
Thomas Ore is the next generation for Winton Auction & Realty. He was born and raised in Winchester, TN. Thomas started working with his father in the family land surveying business at a very early age. He attended East Tennessee State University, where he earned a B.S. in Land Surveying & Mapping Science. After college, he moved back home and became a Registered Land Surveyor in the State of Tennessee. Almost 10 years later, he joined the Winton Auction & Realty team, and the rest is history. His extensive work as a Land Surveyor gives him knowledge about real estate that few others in the profession have. Thomas lives in Winchester with his wife, Laura, and their two children, Raleigh and Emma.
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Big Mouth Cave Retreat at The Caverns | 444 Charlie Roberts Rd
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