Super 8 Livingston
PRICE REDUCTION | Portfolio Sale | Yellowstone Hotels
Marketing description
Marcus & Millichap is pleased to present a unique opportunity to acquire the fee simple interest in two adjacent hotel properties in Livingston, Montana: the 37-room Super 8 by Wyndham and the44-room Travelodge by Wyndham. Offers will be considered for individual assets or both properties together. The hotels sit on separate parcels, offering investors operational flexibility and the potential for future repositioning or redevelopment. Zoning allows for multiple uses, a rare opportunity in this highly constrained and high-demand market.
The Super 8 and Travelodge in Livingston, MT, are strategically located near Yellowstone National Park, the world's first national park, established in 1872. As one of the most visited national parks in the United States, Yellowstone attracts millions of visitors annually. Positioned along I-90, these properties benefit from strong year-round travel demand driven by tourism, outdoor recreation, and regional business activity. Livingston serves as a key gateway to Yellowstone’s northern entrance, making it a prime stop for travelers seeking lodging before entering the park. Additionally, the area’s vibrant arts scene, renowned fly-fishing opportunities, and historic downtown further enhance the appeal of these well-positioned assets.
Investment highlights
ABSENTEE OWNED
Property is absentee-owned and lacks hands-on management, presenting a prime opportunity for operational improvement and increased profitability.
ABOVE MARKET MARGINS DRIVEN BY STRONG ADR
The property's strong seasonal ADRs significantly outperform industry norms, driving higher revenue on a per-room basis. With a manageable room count, operating costs remain controlled, allowing a greater share of top-line income to flow directly to the bottom line. This dynamic creates profit margins well above typical benchmarks for similar limited-service assets.
CASH FLOW STABILITY
Historically, the hotels have had stable cash flow with very minimal volatility. The visitation at Yellowstone National Park has steadily increased since it opened in 1872 as the world’s first national park. Due to the park and local attractions, demand for the hotels are very predictable and consistent.
NO STATE SALES TAX
Montana’s pro-business environment—most notably the absence of a state sales tax—creates a significant financial advantage for hotel owners across the state. Lower operating costs on essentials like supplies, maintenance, and utilities translate into stronger profit margins and improved cash flow. For investors, this means more efficient operations, greater pricing flexibility, and enhanced reinvestment potential—key drivers of long-term returns and increased asset value in the hospitality sector.
FUTURE REDEVELOPMENT POTENTIAL & VALUABLE ZONING
The Travelodge and Yellowstone Mall total 1.76 acres across two parcels, both zoned HC-Highway Commercial—a scarce and valuable designation. The site offers long-term redevelopment potential for a larger hotel, mixed-use retail, or apartments, with existing infrastructure reducing future costs. (Yellowstone Mall offered separately, contact Broker for more information)
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