Investment Overview

Marcus & Millichap is pleased to present the Super 8 by Wyndham Gardiner/Yellowstone Park Area, a 66 room economy hotel located at the northern entrance to Yellowstone National Park, and minutes from the Historic Roosevelt Arch in Gardiner, Montana. Positioned in a prime eco-tourism region, the property benefits from year-round demand driven by park visitors, outdoor enthusiasts, and nature photographers. Recently upgraded with over $250,000 in improvements, including new exterior paint, signage, upgraded Wi-Fi, new televisions, in-room coffee makers, and renovated front desks. The hotel also includes eight staff apartments, thoughtfully designed with two shared kitchens, communal laundry facilities, and common living areas to support seasonal and full-time employee housing needs. Current ownership reports completing several significant upgrades this past winter including new windows in every guest room and the café, a newly constructed exterior entrance for the on-site café, and the installation of mini-split HVAC systems in both the lobby and café. Just minutes from Yellowstone’s North Entrance and Roosevelt Arch, the hotel is within walking distance of local dining, retail, and attractions. The property includes an on-site leased restaurant/coffee shop, providing passive income while relieving the owner of food service management. It’s also across the street from Ridley’s Market, offering convenient access to groceries and travel necessities. Additionally, Gardiner is conveniently located 1.5 to 2 hours from Bozeman, with its strong access to Bozeman Yellowstone International Airport (BZN) just 87 miles away, making it an ideal location for tourists visiting the park. To meet seasonal demand, the hotel leverages the U.S. J-1 visa program, bringing in short-term international workers—primarily from Europe, Asia, and the Caribbean— during the peak summer months. In 2024, the hotel generated $2.63 million in gross revenue and reported a net operating income (NOI) of $1.10 million, resulting in an NOI margin of 41.7%. The property achieved a revenue per available room (RevPAR) penetration of 195 percent in 2024, indicating strong performance relative to its competitive set. The hotel includes a retail space currently leased to a coffee shop, providing a potential investor with an additional source of income. During the summer months, the hotel enhances guest and public engagement by leasing a food truck, which contributes to increased foot traffic and overall gross revenue. In addition to the 66 standard hotel rooms, the property includes 8 staff apartments. These units may be repurposed as guest accommodations, increasing the total room count to 74 and providing an opportunity to enhance topline revenue. Gardiner, Montana, is uniquely positioned as the only year-round entrance to Yellowstone National Park, located along U.S. Highway 89. This strategic location ensures a steady flow of visitors throughout the year, unlike other park entrances that close during winter. Just 0.8 miles from the iconic Roosevelt Arch, which was dedicated by President Theodore Roosevelt in 1903, Gardiner serves as the primary access point for millions of tourists seeking nature, wildlife, and adventure. With over 4 million visitors annually, Yellowstone is one of the most visited national parks in the U.S., offering 2.2 million acres of hiking, sightseeing, wildlife viewing, and geothermal wonders. Gardiner is a key lodging hub, providing direct access to iconic sites like Mammoth Hot Springs, just 5.6 miles away, known for its stunning travertine terraces, scenic trails, and abundant wildlife. Other highlights within the park include Old Faithful, colorful hot springs, dramatic canyons, and erupting geysers—making Yellowstone a truly unforgettable wilderness experience. Gardiner offers a diverse range of outdoor activities that support robust tourist demand across all four seasons. The Yellowstone River, which runs through the town, is popular for fly-fishing and whitewater rafting. Nearby trails and wilderness areas offer hiking, horseback riding, and cross-country skiing, attracting adventure travelers and nature lovers alike. During winter, wildlife—including elk, bison, wolves, and bighorn sheep—migrate to lower elevations near Gardiner, creating extraordinary wildlife viewing and photography opportunities that draw visitors even in the park’s off-season. Gardiner is supported by a strong local economy with essential services and regional employers that contribute to year-round community vitality. Key employers include Wadsworth Construction, a significant player in regional infrastructure development; CLC, a logistics and tourism support company. Gardiner attracts travelers with diverse guided tours and nature experiences that highlight its ecological and visual richness, offering wildlife safaris, photography workshops, and conservation-focused excursions for outdoor enthusiasts and eco-conscious visitors. Located within the Greater Yellowstone Ecosystem, it’s a prime spot for photographers, with scenic drives like Tom Miner Basin (20 miles), Jardine Road (3.8 miles), and Paradise Valley’s East River Road (35.7 miles) showcasing stunning landscapes, wildlife, and dynamic lighting year-round. The Gardiner Community Center (0.5 miles) and Arch Park (0.7 miles) host local events, festivals, and cultural gatherings, contributing to the town’s vibrant atmosphere and enriching the visitor experience.