Interactive Amenity Calculator
Calculator Version: v5.2 | Base Capex: $4.0M | Financing: 30% Founder / 70% Loan
Toggle amenities on and off to see how each revenue stream impacts overall NOI, occupancy requirements, and DSCR (debt service coverage ratio). All calculations update in real-time.
⚠️ Calculator Assumptions: Base operating costs are $650k/year, reflecting realistic staffing (~$380k w/ taxes), insurance (~$110k), utilities (~$19k), maintenance (~$85k), marketing (~$25k), property tax (~$7k), and supplies (~$40k). The dashboard separately shows SBA debt service (~$273k/year for $2.8M loan @ 9.74%) and calculates DSCR (NOI ÷ Debt Service). DSCR of 1.25x+ is typical lender requirement. See financials.html for detailed scenarios and lending structure.
⚠️ On the 60% default: The occupancy slider starts at 60% as a round mid-point for exploring the model, not a validated projection. The actual underlying assumption (see Market Research) is a 52% blended annual occupancy — built from 75% summer, 50% shoulder season, and 35% winter. Winter occupancy in particular is unvalidated and flagged for pre-sale pass testing before full capital deployment. Slide the control down to 50–55% for a more conservative, model-consistent view.
Your Scenario
Amenities
Financial Summary
Amenity Details & Economics
Revenue breakdowns show per-day, per-season (or per-operating-window), and where applicable, weekday/weekend splits. All annual figures assume Year-1 ramp (first 6 months at 50%, second 6 months at full).
| Amenity | Capex | Daily Revenue | Seasonal/Annual | Operating Cost | Annual Margin |
|---|---|---|---|---|---|
| Cafe & Breakfast (year-round) | $100k–150k | $480–1,200/day (60–100 meals × $8–12) |
$175–438k/year (365 days) | COGS 30–40% + labor $40–60/day | +$175–350k/year |
| Hot Tub & Sauna (year-round) | $150k–250k | $50–140/day (2–4 sessions × $25–35) |
$18–51k/year (365 days) | Energy + maintenance $15–25/day | +$27–52k/year |
| Bar & Lounge (Fri–Sun evenings, ~104 days/year) | $80k–150k | Weekday: $240–720/day Weekend: $480–1,440/day (20–40 customers × $12–18) |
$18–53k/year (Fri–Sun only, ~104 operating days) |
COGS 30–40% + staff $50–80/night | +$90–175k/year |
| Restaurant/Dining (evening service, ~250 days/year) | $200k–350k | Weekday: $750–2,100/night Weekend: $1,050–3,150/night (30–60 covers × $25–35) |
$188–525k/year (~250 dinner services/year) |
COGS 30–35% + kitchen staff $80–150/service | +$275–550k/year |
| E-Bike Rentals (spring–fall, 8 months = ~240 days) | $35k–50k | $75–375/day (5–15 bikes × $15–25/day) |
$18–90k/year (240 operating days) | Depreciation (~$40–60/day) + maintenance | +$27–137k/year |
| Ice Cream Shop (summer + winter peak, 5–8 months) | $45k–70k | Weekday: $100–320/day Weekend: $200–640/day (20–40 sales × $5–8) |
$18–98k/year (5–8 month seasons) |
COGS ~40% + staffing | +$36–117k/year |
| Carpark & Shuttle (May–Oct, 5 months = 150 days) | $150k–220k | Weekday: $216–562/day Weekend: $360–936/day ($5–10/car parking + $5–8/person shuttle, 2 riders/car, 40-car lot) Calc: 60%–90% occupancy × 40 cars × 2 riders × price |
$54–141k/season (150 days) Low (60%): $32k | Mid (75%): $92k | High (90%): $141k |
Driver + vehicle ops $300–500/day | +$25–95k/season |
| Auxiliary RV Parking (Eco Hotel only, 12 months) | Included in base capex | $225–360/day (9 RV spaces × $25–40/night) Regulatory: Clear Creek County allows up to 9 guest RV spaces as accessory use without separate RV park CUP. See details → |
$82–131k/year Low (60%): $49k | Mid (75%): $82k | High (90%): $131k |
Utilities + minimal maintenance $25–75/day | +$9–27k/year |
| Dual Golf Bays (Eco Hotel only, 12 months) | $140k–200k | $75–240/day (Outdoor simulator + real range) Pricing: $25–40 per 30-min session Low: 2 sessions/day | Mid: 4 sessions/day | High: 6 sessions/day |
$18–58k/year Low (60%): $10k | Mid (75%): $36k | High (90%): $58k |
Simulator maintenance, range upkeep $35–75/day | +$8–20k/year |
RV Parking Regulatory Note
Clear Creek County Zoning Code — Accessory Use Exemption:
Eco Hotel primary use allows up to 9 guest RV parking spaces as an accessory use without requiring a separate RV park Conditional Use Permit (CUP). This means:
- ✅ 9 RV spaces included in hotel site plan (no separate permitting)
- ✅ No additional CUP or land-use variance needed
- ⚠️ Must meet setback, spacing, and density compliance per county code
- ⚠️ Utilities (water, sewer, electric) may require separate improvement plans
- ⚠️ Verify specific requirement with Clear Creek County Planning Dept before finalizing site design
Source: Clear Creek County Zoning Ordinance (check with County Planning Dept: 303-679-2350 to confirm current regulations)
How to read the calculator
- Occupancy slider: Move from 30% (conservative) to 90% (aggressive). Most calculations use this base figure.
- Land price slider: Adjust the land purchase cost from $500k–$2.5M. Flows directly into total capex, loan size, and DSCR.
- Number of pods / Pod build tier: Set pod count (10–50) and choose Standard ($40k/pod) or High/fully-loaded ($55k/pod). Drives base accommodation revenue, pod capex, total capex, and breakeven occupancy.
- Loan interest rate slider: Adjust the SBA loan rate from 5%–12%. Debt service is recalculated as a 25-year amortizing loan at the selected rate.
- Business traffic (Low/Medium/High): Sets which revenue/cost tier (from the Amenity Details table) is used for all enabled amenities — a rough proxy for day-tripper demand.
- Founder investors: Number of $30k founder passes (1–35), which sets founder equity and shrinks the SBA loan accordingly. Capped at 35 because SEC Regulation D Rule 506(b) limits a raise to 35 non-accredited investors.
- Toggle amenities: Click checkboxes to add/remove revenue streams. Dashboard updates instantly.
- DSCR color: Red (<1.0 = can't cover debt payments), Yellow (1.0–1.25 = tight), Green (>1.25 = healthy). Lenders typically require 1.25x+ DSCR.
- Breakeven occupancy: The minimum occupancy % required to cover operating costs with zero debt. Lower is better.
- Quick scenarios: Minimal = base + shuttle only. Standard = base + cafe + hot tub + shuttle. Full = all amenities enabled.
- Download as Excel: Exports your current inputs, financial summary, and full amenity data to an .xlsx file.