Post by Poor Richard on Aug 19, 2021 9:51:02 GMT -7
Mini-Motels Are Big Business in Glastonbury
Are They Worth The Risk?
Are They Worth The Risk?
Mini-motels have a long history in Glastonbury. Pre-1998 housing was often temporary and communal. Trailers, RV's and mobile homes dotted the hills in the 1990's. Over the years much of the low quality, temporary housing was replaced with more substantial single-family homes. In 2021, many upscale homes, often worth a 1/2 million dollars or more, are sprinkled throughout Glastonbury. The community is rapidly being gentrified.
Mini-motels have a similar history. Dormitory housing known locally as "Colstrip" buildings were popular with Church Universal and Triumphant (CUT), the founders of Glastonbury. They were widely used to house the faithful at the CUT Ranch in Corwin Springs. Colstrip units were the first mini-motels and a few are still used in North Glastonbury.
The above and below photos show two older Colstrip buildings that are on Capricorn Drive in North Glastonbury. Each dorm contains a narrow central hallway that receives daylight via the windows between the split roof sections. Just two exits, one at either end of the narrow hallway, serve all tenants. Four rooms are on each side. Seven are small dorm rooms that contain enough space for one queen bed or two single beds. A tiny closet and bathroom with a shower, sink and toilet are included with each tenant's room. The eighth room is often used for a communal kitchen. These two units are reportedly rented by individuals on a monthly basis. Fifteen older model cars were in the two parking lots when we visited in August of 2021.
The above units have been housing people for over twenty years. The Glastonbury Landowner's Association (GLA) does not charge additional assessments or road impact fees for the multiple tenants. The Forum could not determine the monthly rental charge, but we estimate that the two units totaling 14 individual motel-like rooms, bring in about $127,750.00 per year based on $25.00 a day per tenant. If these units were converted into vacation rentals, they could garner rent that is over $100.00 per day. A little further down Capricorn Road in North Glastonbury, a Colstrip building was upgraded for tourists.
The above Colstrip building is listed on AirBNB. The place is described by AirBNB as, "This is a rare find. Car & Vic's place on Airbnb is usually fully booked".
Seven of the eight rooms are available for approximately $150.00 a day, once fees and taxes are factored in by the shopping cart software. The eighth room is a communal kitchen. All rental rooms have a tiny closet, a bathroom with a toilet, sink and shower. Total gross sales at $150.00 per day and seven rooms would bring in $383,250.00 per year.
The above building on Aquarius Lane in North Glastonbury is listed on VRBO and commands a rent of over $1,300.00 per day. It features five bedrooms, five-and one-half bathrooms, a full-size kitchen, an upstairs mini-kitchen and a communal gathering room. At $1,308.00 per day, which includes fees and taxes, yearly gross revenues would be $477,420.00. High in North Glastonbury another landowner figured out how even more money could be accumulated in the mini-motel business.
Recently another new mini-motel was added to North Glastonbury at 25 Caspari Way. It is a 5,000 square foot metal building with two floors and five rental suites.
They are: the Buffalo Suite, the Moose Suite, the Rainbow Trout Suite, the Elk Suite and the Grizzly Suite.
There are two large parking lots that can accommodate up to 25 vehicles. RV's are welcome and there are two spaces with electric, water and sewage hookups. The suites vary in size and price but average $520.00 a day with fees and taxes. That would bring gross revenues per year to an astounding $949,000.00. Recently the place was offered for sale at FSBO for a cool 8 million dollars.
Winners and Losers
At this point you may be thinking of opening your own mini-motel in Glastonbury. Many of the buildings listed above cost less to build than what one year's revenues could bring in. Certainly, the people who own them, would be considered business winners. So, what is the downside? Does anyone lose?
Fortunately no tenants or tourists have lost their lives yet. Many of the above buildings do not even come close to meeting the strict fire and safety codes that places like Motel 6 must. The Colstrip units had one narrow hallway that was the only exit in case of fire. In one building that narrow hallway was cluttered with a small table holding a toaster and tea kettle. It is not hard to imagine a hall fire starting in the middle of the night and trapping people in their rooms.
Many buildings lacked individual and clearly marked fire exits or second story fire escapes. Were there sprinkler systems, smoke or carbon monoxide detectors? None of the buildings were required to be built to conventional building codes. Glastonbury and most of Paradise Valley is not covered by building codes.
Fortunately no tenants or tourists have lost their lives yet. Many of the above buildings do not even come close to meeting the strict fire and safety codes that places like Motel 6 must. The Colstrip units had one narrow hallway that was the only exit in case of fire. In one building that narrow hallway was cluttered with a small table holding a toaster and tea kettle. It is not hard to imagine a hall fire starting in the middle of the night and trapping people in their rooms.
Many buildings lacked individual and clearly marked fire exits or second story fire escapes. Were there sprinkler systems, smoke or carbon monoxide detectors? None of the buildings were required to be built to conventional building codes. Glastonbury and most of Paradise Valley is not covered by building codes.
The Glastonbury Landowner's Association (GLA) does not charge extra assessments or road use fees for mini-motels. Each of the above properties can accommodate a minimum of seven groups of tourists. That can add seven more vehicles traveling on Glastonbury roads per day. As everyone who lives here already knows, our roads are fragile and not in very good shape. In addition, tourists do not understand that one should drive slowly on gravel roads. They often drive too fast and damage the road more than long term residents. But, it is long term residents who pay for the roads. The GLA has yet to develop rules that will spread those costs to tourists.
The commercial buildings detract from a community of single family homes. Unlike a normal home they are built solely to generate profit and thus often lack amenities that add to a family neighborhood. Commercial buildings often use low quality materials in construction so profits can be maximized. With steady and heavy use the buildings will wear out more quickly. If they are not constantly upgraded they can become a low rent fixture, an eyesore and bring neighboring property values down.
The mini-motel boom in Glastonbury has been building momentum for many years. The Covid crisis has increased the pace and local regulating authorities are nowhere in sight. A solution has yet to be considered and is far from becoming law.