Hills Inn — Turnkey 35-Key Motel + 18-Hole Mini-Golf in the Black Hills

A rare opportunity to acquire a profitable, well-maintained, family-owned motel with significant recent capital investment, strong online reputation, and a defensible position in one of the most resilient rural tourism markets in the United States.

THE PROPERTY

35-room independent motel on 2.2 acres at 640 South 6th Street, Hot Springs, South Dakota — the southern gateway to the Black Hills. The property includes a complete 18-hole mini-golf course with a separate 1,152 sq ft retail/attendant building, an outdoor heated commercial pool (the only outdoor pool in Hot Springs), guest laundry, EV charging station, and 100Mbps Wi-Fi throughout. Brick-on-block construction with reinforced concrete foundations.

RECENT CAPITAL IMPROVEMENTS

The current owner has consistently reinvested in the property, leaving minimal deferred maintenance for a new owner:

New metal roof (2024) — 30+ year asset
All 35 mattresses replaced with pillow-tops (2024)
Furniture replaced within last 5 years
7 rooms recently refreshed with new tile, carpet, paint (2025)
New commercial laundry equipment (2025)

MARKET POSITION

Ranked #1 of 9 hotels in Hot Springs on Tripadvisor and a Travelers' Choice award winner. Located within a short drive of major Black Hills attractions: Wind Cave National Park (10 mi), The Mammoth Site (1 mi, walkable), Custer State Park (35 mi), Mount Rushmore (56 mi), and Crazy Horse Memorial (39 mi). The Black Hills & Badlands region generates over $2 billion in annual visitor spending. No new hotel supply has been added in Hot Springs in recent years.

FINANCIAL PERFORMANCE

FY2025 total revenue approximately $410K. Seller's Discretionary Earnings approximately $190K. Adjusted EBITDA approximately $140K. Peak-season ADR averaged $133, with Sturgis Rally week reaching $160+ and July 4 weekend hitting 90%+ occupancy. Revenue has grown from $325K (2022) to $415K (2025) — roughly a 28% increase. Detailed financials, PMS reports, and tax returns provided in data room after NDA execution.

OWNERSHIP TRANSITION

Owner is retiring after 31 years of continuous ownership. He is committed to a smooth transition and will provide 2-4 weeks of on-site training at no additional cost, plus phone support during the first operating season.

SELLER FINANCING AVAILABLE

Owner is willing to finance up to 40% of the purchase price ($600K on $1.5M ask) for a qualified buyer. Combined with SBA financing, qualified buyers may acquire with as little as $300K-$450K cash down. This significantly expands the pool of potential buyers and demonstrates the seller's confidence in the business.

GROWTH OPPORTUNITIES

Multiple operator-controlled levers for a new owner: extend operating season beyond May-September; monetize the mini-golf course as a separate revenue stream to non-guests; pursue corporate, church, and wedding group business; expand digital marketing presence; pursue brand affiliation for distribution and loyalty program access.

WHAT'S INCLUDED

Complete real estate (2.2 acres, all buildings), all FF&E (~$150K), iPMS247 booking platform, customer database, hotspringshillsinn.com domain and website, Hills Inn brand and goodwill, 30+ years of guest reviews, full operating documentation.

REASON FOR SELLING

Owner retirement after 31 years of ownership.
Serious inquiries only. NDA required for financial details and data room access.