Embrace Bed & Breakfast
Downtown Calistoga B&B set on Lincoln St, Immaculate Victorian, 5bd/5ba, deck, 8 x 1/1 units
Marketing description
Charming Turnkey Bed & Breakfast in Prime Downtown Calistoga Location
Welcome to Embrace Calistoga—a beautifully restored Queen Anne-style inn located at the prominent corner of Lincoln Avenue and W. Myrtle Street in the heart of Calistoga. This thoughtfully renovated property offers a rare opportunity to own a well-established, income-generating hospitality asset in one of Napa Valley’s most desirable destinations.
The main building features five well-appointed en-suite guest rooms, each with fireplaces, air conditioning, Wi-Fi, upgraded linens, robes, and updated bathrooms. Two suites include private entrances, including one ADA-accessible room and a garden suite. The inviting front porch is ideal for serving breakfast, wine tastings or live music, complete with heaters, music, and charming views of downtown.
Inside, the welcoming lobby offers a cozy fireplace, tea and dining areas, and a relaxing atmosphere for guests—all just steps from Calistoga’s restaurants, shops, and hot springs.
Behind the main inn are eight additional apartments, with seven currently leased month-to-month and one used for hospitality support, providing steady income and additional revenue potential.
This turnkey investment opportunity is ideal for owner-operators or investors seeking a boutique lodging property with upside in Napa Valley’s thriving tourism market. Offering Memorandum available upon request.
Investment highlights
Prestigious location on the corner of Lincoln and W. Myrtle with lots of walking traffic
Five fully furnished en-suite rooms with AC, Wi-Fi and televisions.
ADA Compliant room with exterior entrance
Coded entry door if someone wanted to opt for self-check in
Eight small apartments on the rear of the property, seven of which are rented for $1125 per month
The Inn has been lovingly cared for and comes ready to operate under new owner
B&B and Apartment Investment Summary
Property Summary
Total Asking Price: $3,000,000
FF&E: $65,000
Goodwill: $250,000
Total Net Operating Income (NOI): $210,000
Real Estate Value (excluding FF&E and Goodwill): $2,685,000
Apartments (7 Units)
Rent per unit: $1,125/month
Occupancy: 100%
Operating Expense Ratio: 35%
Annual Gross Rent: $94,500
Operating Expenses: $33,075
NOI (Apartments): $61,425
B&B (5 Rooms)
ADR: $380
Occupancy: 50%
Operating Expense Ratio: 55%
Room-nights/year: 912.5
Gross Revenue: $346,750
Operating Expenses: $190,712.50
NOI (B&B): $156,037.50
Total NOI Breakdown
Apartments NOI: $61,425 (29.25%)
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