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*  Highest Rated Motel in Salida by Trip Advisor & Yelp 

*  Unique Business & Unique Location with No Competition! 

*  Great Reputation & Repeat Business

*  Gross Revenue in 2014 - $403,000

*  Projected Gross Revenue in 2015 - $450,000

Cash Flow in 2014 - $211,000

*  Same Owners 35 Years

The Woodland Motel is a Terrific and Unique business.  This year's Projected Revenue is  $450,000, that's over $25,000 per room.  Last year there was a Positive Cash Flow of over $211,000 before owners' compensation and this year it will be much higher.

And that is with Only 18 rooms, 10 Different Sizes.  The Great Thing about bringing in that kind of Income with only 18 rooms is: Fewer Rooms to Clean, Fewer Housekeepers and Maintenance Staff, Fewer Guests to deal with, Lower Utilities and Lower Remodeling and Housekeeping Expenses. 

Salida is just Minutes away from Four Seasons of Outdoor Activities: Great Downhill & Cross-Country Skiing, World Class Trout Fishing, Mountain Biking and Climbing, Exciting Whitewater Rafting and Kayaking, Four-Wheeling, Snowmobiling, Hiking, Hunting and the Best Zip-line in Colorado.

Salida boasts the Largest Historic District in Colorado and offers an incredible variety of dining experiences.  It has a very vibrant Art Community with 25 Galleries and a Community Theater.  Salida Art Walk, which attracts thousands of visitors each year celebrated its 23rd anniversary.

It is Located in the Upper Arkansas River Valley in South Central Colorado just east of the Continental Divide.  Salida is near the crossroads of US Highways 50 and 285, in the Heart of the Rockies.  It is 140 miles southwest of Denver, 97 miles west of Pueblo and 65 miles east of Gunnison.  It is 7,000 feet above sea level.  The Valley is known as the "Banana Belt" of Colorado because of its Mild Year Around Weather and 260 Days of Sunshine.

The Woodland Motel is Unique in Salida.  It is the Only Motel on the north side of town and the Only Motel on Highway 291.  There is No Other Competition.  It is a 10 minute walk to the Culinary, Artistic, Historic and Recreational Heart of Salida.  Across the street is the City Ball Park and the Arkansas River.  Trout fishing is just a few minutes away.  The Woodland Motel appeals to travelers who want to get Off Highway 50, the Main Truck Route on the south side of town, and who want a Unique Non-Chain Motel Experience.  The same owners have managed the motel for the past 35 years.  It is the longest running motel under the same ownership but now Steve and Viva Borbas want to retire and find just the right couple or family to carry on the Tradition of Excellence and Service.  

The Woodland Motel is the Highest Rated motel in Salida by Trip Advisor.  Look at the Reviews.  Over 90% of them rate the Woodland Motel as Excellent or Very Good.  It is also #1 Rated Motel in Salida by Yelp.  AAA has Rated it Two Diamonds for the last 25 Years with never one complaint.  The Motel's Reputation is based on its Cleanliness and HospitalityRecently, a guest commented to us that his stay at the motel was the first time he felt comfortable walking in his bare feet in a motel.  Another stated that he travels a "gazillion" miles a year and usually stays at a very high-end chain establishment and the Woodland Motel was cleaner than any of the ones he had stayed in and smelled better than half of them.

The Woodland Motel has 10 different size units, 18 in all.  There are two 2-Bedroom Condos, two 1-Bedroom Condos and five Efficiencies, all of which have full size fully equipped kitchens.  Five of those units have living rooms with a sofa/trundle bed that turns into two twin beds.  There are seven Single and two Double Sleeping Rooms all of which have Refrigerators and Microwaves.  All the units have 32" Flat Screen TVs, 60 Channels and HBO, WI-FI and Hard-Wired Internet.  The Rooms have Brand New Deluxe Elite Mattresses from Denver Mattress, "Created to the the Premier Sleep System for the Hospitality Industry and Featured in the most Luxurious Resorts in the Nation."  The motel also has a Guest Services Room with Ice Machine, Guest Laundry, Snack Machine and Restroom.  It has an Outdoor Spa, Gas BBQ Grill and two Umbrella Tables.  There is a 1700 square food Three-Story Living Quarters for the Owners/Managers.

The Woodland Motel Specializes in treating its guests to Exceptional Hospitality and many of its guests consider it their "home away from Home."  70% of the guests are Repeat or Referrals and many have been coming for over 10 years, some for more than two decades.  The Woodland Motel won a local Commercial Landscaping Award in 2008 for its Water Feature and was locally voted Best Motel in Salida in 2010 and 2012.  The motel boasts over 250 foot of Flower Boxes filled with White and Hot Pink Petunias in the summer, all under drip irrigation.  When visitors can't remember the name of the motel, they simply refer to it as the motel with all the flowers.  Everyone knows which motel that is.

The Woodland Motel is one of Salida's Best Known Businesses.  Built in 1943, Steve and Viva Borbas bought in 1976 and the remodeling began. Within four years, all of the electrical, plumbing, gas lines, windows, roof, insulation and siding were replaced and a second story was added.  Subsequent remodels occurred in 1990, 2000, 1010 and 2013.  Improvements have never stopped.  2015 improvements include all new top of the line mattresses, new linens, new powerful WI-FI Routers and a new Web-Based Reservation System.

The Woodland Motel has Photovoltaic Panels that produce 1/6 of all its electric needs.  All rooms have Pressure Assist Toilets to reduce water consumption and virtually eliminate clogged or overflowing toilets.  Cooling is provided by six Energy Efficient Evaporative Coolers that not only cool but humidify the dry Colorado air.  The motel has a very active Recycling Center.  On the Website,, prospective guests can take a Virtual Tour or every room, the motel exterior and a view of Salida from the top of Tenderfoot Mountain.

In 2014, 34% of the motel's guests brought their pets with them.  This has become a very special niche as fewer and fewer motel accept pets.  The Woodland Motel not only accepts pets but Welcomes them and offers them complimentary freshly laundered doggie beds, treats and water & food bowls.  Many of the increasing number of visitors who come to enjoy the varied recreation in Salida year around like to bring their pets and this has been one of the keys to the motel's success.

Revenue in 2013 was $369,600 with an Annual Occupancy rate of 66%.  In 2014 it grew to $403,013 with a rate of 69% and an average income from each of the 18 rooms of $22,300. Year-to-Date Revenue is already up $42,000 over last year and occupancy has increased 4%.  Projected 2015 Revenue will be $450,000, Occupancy Rate of 73% and income of $25,000 per room.  There is still plenty of Growth Opportunity.  The shoulder seasons, April, May and October continue to grow stronger as the year around recreation draws more visitors.

Considering the Woodland Motel's current and increasing Profitability, its Reputation, its Repeat Guests and its Unique Location in Salida with No Other Competition, a 3 1/2 Multiplier of the Gross Revenue would bring the value of the motel to $1,500,000.  However, we have set the price at $1,350,000 and for Qualified Buyers, $250,000 down and the balance to be carried at 5.5% amortized over 20 years with a balloon at eight years.  Don't be misled by the price per room.  Instead look at how much each room brings in and the total cash flow.  

Purchasers must have Verifiable $400,000 Liquid Assets $250,000 of which would be for the down payment.  they must have a Desire to own a Terrific Growing Business, a Willingness to Work Hard and to Keep Improving their Woodland Motel, a Love of Pets and the View that their Guests are Repeat Friends, Not Customers.  Complete Training and Ongoing Consulting and Support will be provided.  Steve and Viva Borbas want to ensure you are Successful.

You Must See this Property!  Don't miss out on this Unique Investment Opportunity and the chance to Live the Dream that is Salida, Colorado.

If you are Truly Interested and Qualified, Please Email a Description of Who you Are, Why you might like to buy the Woodland Motel, What Talents you would Bring to the Business and a Financial Statement to  We will respond.                                             

                                Thank you

                         Steve & Viva Borbas





“This has been our best hotel experience yet! We really appreciate the spacious well equipped condo and the price couldn't be beat. You'll certainly see us again!”

“This is the fourth year we have stayed here. All the features are great: Clean, Comfortable, Quiet.”