White Pine Motel

• Independent Asset With No Franchise Obligations: The White Pine Motel has no brand, royalty or reservation fees and no PIP. Ownership keeps full control of rate, distribution and positioning.
• Turnkey Operation With Tenured Live-In Manager: A third-party live-in manager with eight years at the property is expected to stay after closing. The motel is run day to day by on-site staff under absentee ownership today, so a new owner can step in without rebuilding the team.
• Recent Capital Investment, Minimal Near-Term CapEx: The current owners have replaced all PTAC units within the last two to three years, and replaced both water heaters. A buyer takes over a well-maintained building with little immediate capital exposure.
• Strong Day-One Yield: At the asking price of $1,250,000, the property offers an 11.31% cap rate on adjusted NOI of $141,397 and a 3.30x revenue multiple. The NOI margin is 40.1%, and at 80% loan-to-value the property supports a 1.35x debt service coverage ratio.
• Diversified, Year-Round Demand: Orofino is the county seat of Clearwater County, on the Clearwater River along US-12, the main east-west highway through north central Idaho.
• Recreation: Dworshak Dam and Reservoir draw boaters, campers and federal personnel. The Clearwater steelhead run brings anglers through fall and winter, and hunting season fills rooms in the shoulder months.
• Weekday base: Timber and mill crews working the region, plus state employers in town, including the Idaho Correctional Institution and State Hospital North.
• Market trend: CoStar reports trailing twelve-month RevPAR growth of 2.6% in the Idaho North Area, with demand growth of 2.9% outpacing supply growth of 2.1%.