Coldwell Banker Commercial G.R.R., as exclusive advisor, is pleased to present for sale The Sierra Mountain Inn, a 13-room boutique inn located within an easy walk of historic downtown Grass Valley—a favored drive-to escape for Bay Area and Greater Northern California travelers. This offering represents a compelling opportunity for an investor or hands-on owner-operator to acquire a high-performing, well-established asset. Current ownership runs the inn on a largely passive basis; the seasoned onsite team has expressed interest in staying on with the next owner, ensuring a seamless transition. An owner-operator, however, could further enhance cash flow by self-managing day-to-day operations and occupying the manager’s unit (a one-bedroom apartment with full kitchen and living room connected to the business office). The Sierra Mountain Inn is being offered at $1,850,000 ($142,307.79 per key). The property currently generates approximately $415,000 in annual revenue across its 13 rooms, with an average daily rate (ADR) of ~$145 and occupancy of ~55%. Based on 2024 revenue and expense reductions implemented in 2025, net operating income (NOI) is estimated at approximately $151,200, representing a year-one return on cost of 8.17% with current management and payroll in place. If self-managed, assuming an annual savings of $48,000 (based on a $55,000 general manager salary less approximately $7,000 in foregone manager’s unit rent), projected NOI increases to approximately $199,200—equating to a year-one return on cost of 10.77%. The Sierra Mountain Inn generated gross revenue of $494,244 in 2023 and approximately $550,000 in 2022, demonstrating clear upside based on our underwriting. The inn comprises 12 thoughtfully configured guest rooms and one standalone cottage on a 0.428-acre parcel, just 0.25 mile from the restaurants, boutiques, and live-music venues along the newly revitalized Mill Street Plaza. Eight of the thirteen rooms feature kitchenettes, while the cottage offers a full kitchen, private living room, and separate bedroom—ideal for extended-stay guests. Originally constructed in 1940, the property underwent a studs-up remodel in 2004 and has been continuously upgraded with new flat-screen TVs, PTAC HVAC units in nearly every room, and refreshed furnishings, window coverings, and bedding. The Property offers a rare combination of location, character, and operational flexibility. With stable in-place income, a strong and experienced onsite team, and the potential for increased cash flow through self-management and revenue optimization, the property presents an attractive opportunity for both investors and live-in owner-operators. Located just steps from downtown Grass Valley, this well-maintained, thoughtfully updated inn provides a manageable hospitality investment that balances lifestyle and income potential. The property also boasts a “Wonderful” 9.2/10 rating on Expedia, reflecting consistent guest satisfaction and reinforcing its position as a preferred lodging choice in the market. Whether operated with light oversight or more actively, the Inn’s proven performance, guest appeal, and walk-to-town location make it a standout in the Northern California boutique lodging market.