Grays Peak BaseCamp
Park & Breakfast

30-Pod Luxury Eco-Resort

I-70 Exit 221, Silver Plume, Colorado

At the Grays & Torreys Trailhead

Founder Opportunity: $30,000 Investment
30 nights/year for life + capital payback + equity stake

Market Opportunity: I-70 Mountain Corridor

Grays & Torreys Demand

11,889 vehicles annually to trailhead

25–30% seek overnight accommodation

0 lodging options at trailhead (market gap)

Winter Ski Corridor

2.5M+ annual ski visits within 30 min

5–8% travel by RV (200k–350k visitors)

Zero year-round RV hookups on I-70

    Bottom Line: Only trailhead property on I-70 corridor with year-round heated pods + ski access. First-mover advantage in a $50M+ addressable market.
  

3.88 Acres at Silver Plume

Location

Direct I-70 Exit 221 access
0.1 miles to Grays & Torreys trailhead
45 min to Denver; 5–40 min to ski resorts
Clear Creek County zoning: Commercial (C-TR)

Infrastructure

Water main on north boundary
Power (Xcel 3-phase) 200m east
Septic-ready (soil percolation confirmed)
Fiber backbone (I-70 corridor)

$1,300,000 Purchase price (asking); negotiable to $1.05M–$1.1M

30-Pod Eco-Hotel: The Plan

12 King Pods

$120–180/night

1 king bed + en-suite bathroom + private deck

16 Double Queen Pods

$140–200/night

2 queen beds + en-suite bathroom + private deck

2 Dorm Pods

$35–55/bed

8-bed dorm + shared bath + group areas

$174/night Blended annual average rate (seasonal pricing)

52% occupancy Conservative Year-1 target (industry: 60–70%)

Financial Fundamentals

Capital Structure

30–40 founders × $30k = $900k–$1.2M (23–30% equity)
SBA 7(a) loan = $2.8M–$3.1M (70–77%)
Total project capex = $4M

Uses of Capital

Land: $1.3M
30 pods @ $55.125k: $1.654M
Site infrastructure: $1.046M

$550–750k Year-1 gross revenue (30 pods, 52% occupancy)

$200–320k Year-1 NOI (after $650k operating costs)

Founder Investment: What You Get

$30,000 = Three Benefits

1. Lifetime Passes

30 nights per year for life

Any pod, any season, never expires, transferable & sellable

2. Capital Payback

$6.25k–$8.3k/year returned from profits

~4–5 year full recovery window

Starts Year 2–3 (post-operational ramp)

3. Equity Stake + Profit Share (Post-Repayment)

1% ownership equity per founder (30–40 founders = 30–40% collective)

5% of annual operating profits until exit (distributed quarterly)

Timeline: Capital repayment begins Year 2–3; equity stake kicks in Year 5–6 post-recovery.

Risk Mitigation: Founder Capital Protection

Zoning Contingency (Protects Your Investment)

Land offer is contingent on Clear Creek County approving zoning change (MR-1 → C-TR).

If approved: Project moves to purchase. Founder passes activate at opening.
If denied pre-purchase: 100% refund of your $30k (less ~$2–5k diligence costs). No risk.
If project fails post-purchase: Land is sold to recover capital. Proceeds prioritize founder refunds.

County pre-app feedback: Low-risk approval path (5% denial likelihood based on comparable projects).

    Bottom Line: Zoning approval is binary, high-confidence, and protects your upside risk until closing.
  

Why We Win: Competitive Moat

Unique Position

Only trailhead property (11.9k vehicles/yr demand)
Only year-round heated pods on I-70
HarmonyDomes precedent (The Nest, Black Hawk, 29 pods live)

Operational Advantage

HarmonyDomes handles permits, staffing, marketing
Turnkey resort model (proven playbook)
SBA lender already familiar with HarmonyDomes (streamlined approval)

Market Timing

First-mover advantage expires in 12–24 months. Post-COVID outdoor boom + van-life normalization + ski labor shortage = window closing. Capital is searching for this gap. We're moving now.

Critical Path: Next 6 Months

August–September 2026 County pre-app + LOI negotiation + presale validation (10 winter passes)

October–November 2026 Diligence + SBA pre-qualification + construction quotes

December 2026 – January 2027 Closing + Phase 0 mobilization (site prep, utilities)

Guest-ready launch target: Q4 2027 (soft opening Q3 2027)

Founder Opportunity

$30,000 investment

Lifetime passes + capital payback + equity stake

Next Steps

1. County pre-app confirmation (this week)

2. 30-night winter pass validation (Sept–Oct)

3. Land acquisition (contingent on zoning approval)

Founder capital commitment locks your place. Target: 30–40 founders by November 2026.

Questions?

parkandbreakfast.com — Full financials, market research, feasibility study online