Black Bear Manor
Turnkey Hospitality Asset: Fully operational, well-reviewed, and recently upgraded 10-room B&B
Marketing description
Black Bear Manor – Premier Turnkey Bed & Breakfast in the Heart of Ouray
Offered at $2,673,000 | 8.7% CAP Rate, 10.5% CAP Projected for 2026
Discover the timeless charm and profitability of Black Bear Manor, a beautifully maintained and recently upgraded inn located at 118 6th Street in Ouray, Colorado. Perfectly situated on a quiet dead-end street just steps from Main Street and the tranquil Uncompahgre River, this property offers guests the ideal balance of mountain serenity and downtown convenience.
Property Overview
Black Bear Manor features ten tastefully appointed guest rooms and two staff rooms, each offering a full private bathroom, as well as both interior and exterior private entrances in 9 of the 10 rooms for privacy and comfort. The property’s thoughtful layout, inviting common spaces, and well-established reputation make it an exceptional opportunity for hospitality investors or owner-operators alike.
2024–2025 Improvements
Significant capital improvements have been completed, ensuring the inn is in top condition and ready for continued success. Highlights include:
New ceiling fans, refreshed paint in several rooms, and bathroom upgrades
Kitchen Remodel
New Carpet
Complete transformation of Room 1 into a luxurious honeymoon suite, featuring a fully gutted and remodeled bedroom and bathroom
New Trex decking and balconies throughout the property
Exterior fully repainted for a fresh, inviting curb appeal
Two new staff lodging rooms added (one behind the kitchen and one behind the observatory, the latter fully gutted and remodeled)
Upgraded furniture, décor, and supplies throughout
Roof rebuilt over hot tub
Parking lot regraded and improved for proper drainage
Outdoor sitting area fully remodeled, featuring a new fountain installation
Backhoe and drainage work completed around the property
Window and windowsill repairs, along with fresh paint and new carpet in multiple units
Dining room enhancements, including new countertops and furniture
New tool shed constructed for additional storage
Full remodel of the observatory, with all new paint, carpet, furniture, and removal of the former bar setup
Investment Flexibility
Black Bear Manor presents an ideal opportunity for either an owner-operator looking to live on-site and maximize profitability, or for an investor seeking a passive income stream by employing professional management. With a proven track record, a strong CAP rate, and a loyal guest base, this turnkey operation is ready to deliver returns from day one.
Location
Nestled at the end of a quiet street yet just off Main Street, Black Bear Manor offers the best of both worlds — peaceful riverside ambiance with walkable access to dining, shopping, and attractions in Ouray’s charming historic district. Guests are treated to the soothing sounds of the river and breathtaking mountain views that define the “Switzerland of America.”
Investment highlights
trong Financial Performance: Offered at $2,673,000 with an impressive 8.7% CAP rate, delivering strong cash flow from day one.
Turnkey Hospitality Asset: Fully operational, well-reviewed, and recently upgraded 10-room bed & breakfast with private entrances and private bathrooms in every unit.
Extensive Recent Capital Improvements: Major 2024–2025 upgrades including a full kitchen remodel, new Trex decking and balconies, exterior repainting, multiple room remodels (including a high-end honeymoon suite), observatory overhaul, new carpeting, new staff lodging rooms, drainage/parking improvements, and enhanced outdoor spaces.
Owner-Operator or Investor Flexibility: Ideal for hands-on operators seeking to maximize margins or investors looking for a passive, professionally managed hospitality business.
Prime Ouray Location: Quiet dead-end street steps from Main Street and the Uncompahgre River, offering guests the perfect blend of tranquility and walkability—boosting demand and occupancy year-round.
Strong Guest Appeal: Thoughtfully designed common areas, upgraded furnishings, and recently refreshed décor enhance guest experience and support premium pricing.
Established Brand & Repeat Business: Loyal guest base, strong reputation, and consistent historical performance provide income stability.
Low Future CapEx: Significant recent remodel and system upgrades reduce near-term capital expenditures and protect long-term asset value.
Listing Contacts
Valuation Calculator
Valuation Metrics
Map
Zoning
Broker Selected Comps View More Comps
Property History
Tax History
Similar Properties
Additional Information
Is there information that looks off?
