Villa Island Paradise - Boutique Resort
7-Unit Resort | $603K NOI | 10.1% Cap | 92% Occ | No New Supply — 60% National Park
Marketing description
Villa Island Paradise is a stabilized, 7-unit boutique short-term rental resort located at 3AB Enighed Estate in Cruz Bay, St. John, U.S. Virgin Islands — steps from the ferry terminal, restaurants, shops, and beaches.
The property generates $778,210 in trailing twelve-month gross revenue (through March 2026) with $603,000 in net operating income, representing 20%+ year-over-year revenue growth and a 77% NOI margin. Occupancy consistently runs at 90-92%, driven by strong demand fundamentals and distribution through Homes & Villas by Marriott Bonvoy alongside direct booking channels.
The investment thesis is anchored by an irreplaceable supply constraint: approximately 60% of St. John is U.S. National Park land, making new hotel or resort permitting structurally impossible. Villa Island Paradise is one of a finite number of licensed hospitality operations on the island, with no competitive new supply on the horizon — today, or ever.
The property sits on 0.26 acres of masonry construction across multiple buildings, featuring 13 bedrooms and 7 independently rentable units. Over $710,000 in capital improvements have been completed since acquisition in 2023, including full unit renovations, upgraded furnishings, and infrastructure improvements. The resort operates year-round with peak season from December through April.
Offered at $5,950,000 ($850,000 per key) representing a 10.1% cap rate on trailing NOI. Sale structured as a membership interest transfer. Turnkey operation with professional management, established guest base, and active booking pipeline. Buyer to honor existing reservations.
Ownership will consider all qualified offers. Serious inquiries only — financials and offering memorandum available upon execution of a confidentiality agreement.
Investment highlights
- $603,000 Net Operating Income on $778,210 TTM Revenue — 77% NOI Margin
- 10.1% Cap Rate at Asking Price — Stabilized Cash-Flowing Asset from Day One
- Irreplaceable Supply Constraint — 60% of St. John is U.S. National Park, No New Resort Permitting Possible
- 20%+ Year-Over-Year Revenue Growth with Clear Upward Trajectory (TTM Revenue Up $166K in 12 Months)
- 92% Occupancy with Marriott Bonvoy Distribution Channel
- $710,000+ in Capital Improvements Since 2023 Acquisition
- Walk-to-Town Location in Cruz Bay — Steps to Ferry, Beaches, Restaurants, and Shops
- Turnkey Operation with Professional Management and Established Guest Base
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