605 Tower

Downtown Cabo San Lucas

S
Scott Purcell
Baja Experience Life

Boutique Hospitality Investment

A turnkey 14-suite boutique hotel in the heart of downtown Cabo.

Rooftop pool, elevator, covered parking, full kitchens, and panoramic views of the Marina and the Sea of Cortez.

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The Property

605 Tower is positioned for investors seeking a functioning hospitality asset rather than a single vacation rental. The property combines guest-friendly amenities, walkability, and operational infrastructure in one of Cabo San Lucas' most active tourism corridors.

605 Tower rooftop pool deck with cabana and lounge seating overlooking downtown Cabo San Lucas
Rooftop pool deck
Boutique studio suite with two queen beds, balcony, and downtown Cabo view
Studio suite
Penthouse bedroom with king bed and double-height windows
Penthouse bedroom

Property Gallery

A closer look at 605 Tower.

A selection of suite interiors, amenity spaces, and views across the property. Full video walkthrough and drone footage available on request.

Suite balcony looking toward Cabo San Lucas marina and Pedregal mountains
Suite balcony · Marina & Pedregal view
Suite living area with kitchen island, bar seating, and lounge
Living room
Full kitchen with marble island, refrigerator, and bar seating
Full in-suite kitchen
On-site laundry and linen room with commercial washers and dryers
On-site laundry & linen
Covered ground-level parking garage with secured entrance
Covered parking

Investment Metrics

A rare downtown Cabo income property.

Headline figures for quick review. Full underwriting available on request, including current trailing financials, expenses, occupancy reports, taxes, and management terms.

$4.49M
Asking Price
USD · commercial hospitality asset
14
Suites
10 studios · 3 one-BR · 1 two-BR
$670K–$931K
Est. Gross Revenue
Stabilized to optimized annual range
6%–12.4%
Est. Cap Rate
Depending on management model

Estimated Stabilized Performance

Three ways the investment math can work.

Figures below are market-based estimates for positioning and discussion. Final underwriting should be verified through current trailing financials, expenses, occupancy reports, taxes, and management terms.

Annual Gross Revenue · Three Scenarios

Estimated · USD

~$452K
Conservative
NOI ~$271K
Cap ~6.0%
~$670K
Stabilized
NOI ~$402K
Cap ~8.9%
~$931K
Optimized
NOI ~$559K
Cap ~12.4%

Range driven by occupancy, ADR strategy, channel mix, and management model.

Conservative

~$452K

NOI ~$271K  ·  Cap ~6.0%

Lower occupancy (~55%), professional management, conservative ADR. Passive ownership posture with limited revenue-management intervention.

Stabilized

~$670K

NOI ~$402K  ·  Cap ~8.9%

Balanced occupancy (~70%), stronger ADR, improved revenue management. Most likely steady-state for an active owner.

Optimized

~$931K

NOI ~$559K  ·  Cap ~12.4%

Dynamic pricing (~85% occ), direct bookings, and premium guest positioning. Achievable with hands-on hospitality and brand investment.

Estimated unit mix & nightly-rate potential.

The current configuration is weighted toward studios, giving the property broad appeal for couples, solo travelers, digital nomads, fishing guests, and short urban stays — with a stronger one-bedroom offering for groups and longer itineraries.

Unit Type Approx. Mix Est. Count Est. ADR Range
Studios ~70% 10 $135–$175/night
One-Bedroom Suites ~21% 3 $200–$275/night
Two-Bedroom Suite ~7% 1 $300–$425/night

Mix and ADR ranges are estimated and subject to verification during due diligence.

Full Specifications

Property snapshot.

A clean investor summary for quick review, offering memorandum, or broker presentation use.

Property605 Tower
LocationBlvd. Lázaro Cárdenas, Centro, Cabo San Lucas
Asset TypeBoutique hotel-style / short-term rental tower
Total Suites14 (10 studios · 3 one-bedroom · 1 two-bedroom)
LevelsFour floors + rooftop amenity area
AmenitiesRooftop pool, elevator, covered parking
Guest FeaturesFull kitchens, smart TVs, fiber internet, A/C
ViewsDowntown Cabo, Marina, and ocean
Asking Price$4,490,000 USD

Operational Upside

Two levers that can move NOI higher.

The strongest upside story is not simply occupancy. It is revenue control: stronger nightly-rate strategy, direct bookings, repeat guests, and a more polished hospitality brand.

Direct Booking Channel

Shift a portion of reservations away from OTA platforms into a direct-booking site and repeat-guest database. Every direct-booked reservation reduces platform fee leakage and increases owner-controlled revenue.

Dynamic Pricing & Revenue Management

Use market-based pricing tools to adjust nightly rates around seasonality, fishing tournaments, holidays, local events, and compression nights. Even modest ADR improvement can create significant NOI expansion across 14 suites.

The Moat

Why this asset is difficult to replicate.

Downtown Cabo properties with walkability, parking, elevator access, rooftop amenities, and existing hospitality infrastructure are limited.

Walkable Urban Location

Guests can access the Marina, restaurants, cafés, nightlife, shopping, and tours without relying on a car.

Hospitality Infrastructure

Four stories, 14 suites, rooftop pool, elevator, covered parking, full kitchens, and guest-support systems are already in place.

Operational Upside

A new owner can improve revenue through direct bookings, stronger branding, dynamic pricing, better photography, and group-stay packaging.

Investor Narrative

The buyer does not inherit a vacant building. They inherit a hospitality platform — with location, infrastructure, and operational upside.

Investment projections are estimates only and should be independently verified. Buyer to conduct full due diligence. This page is a draft marketing concept for 605 Tower.

Property Walkthrough

Every angle of 605 Tower.

From rooftop pool to covered parking — every space that makes this asset operational on day one.

Rooftop pool with infinity edge overlooking downtown Cabo and Pedregal mountain
Rooftop pool
Aerial view of rooftop pool deck with cabana and lounge seating
Pool deck & cabana
Suite balcony view of Cabo San Lucas marina and Pedregal mountains
Suite balcony view
Boutique studio suite with two queen beds and downtown view
Studio suite
Penthouse bedroom with king bed and double-height windows
Penthouse bedroom
Suite living area with kitchen island and lounge seating
Living room
Full in-suite kitchen with marble island and bar seating
Full in-suite kitchen
On-site commercial laundry and linen room
On-site laundry & linen
Covered ground-level parking garage
Covered parking

Swipe or scroll to explore

Next Steps

Ready to review 605 Tower?

Request the investor package, current financials, operating assumptions, unit mix, or private showing availability for this downtown Cabo boutique hospitality asset.

S
Scott Purcell
Baja Experience Life

Scott responds personally within one business day.

spurcell@ronival.com 624-138-8551 scott.findmexicohouses.com