🚀 Excl US Off Market Hampton Inn – Gretna, Va 🚀
💰 $10.3M Purchase | 🏦 4.3% Assumable Loan | 🔥 20%+ CoC Returns | 💸 $4.2M Tax-Free Refi Potential
📍 Dominant Flagship Asset in Pittsylvania County – Only Full-Service Hotel on I-29 Corridor
🔥 INVESTMENT HIGHLIGHTS 🔥
✅ $1.19M Current NOI (11.56% Cap Rate)
✅ $1.44M Pro Forma NOI → $16.4M Valuation (8.75% Exit Cap)
✅ Assumable Debt: $4.3M @ 4.3% I/O → Just $15,408/month!
✅ 15.3% As-Is CoC | 20.9% Post-Stab CoC | 23.1% IRR
✅ $4.23M Tax-Free Cash-Out in Year 6.5
✅ Light Value-Add: $250K CapEx w/ 283% ROI
💼 UNDERWRITING SNAPSHOT
As-Is Performance (Today)
• Purchase Price: $10.3M
• NOI: $1.19M | Cap Rate: 11.56%
• Debt Service: $184.9K/yr | Cash Flow: $1.01M/yr
• CoC Return: 16.8%
Value-Add Plan (12 Months, $250K Budget)
• Premium Room Conversions, Dynamic Pricing, Ancillary Rev Streams
• $60K CapEx = +$170K NOI
Post-Stab Pro Forma
• NOI: $1.44M → Valuation: $16.4M (8.75% Cap)
• Cash Flow: $1.25M/yr | CoC: 20.9%
6.5-Year Hold w/ Refi
• Projected NOI: $1.72M
• Exit Valuation: $19.7M
• Refi Proceeds (75% LTV): $14.78M
• Tax-Free Cash-Out: $4.23M
• Total Cash Flow: $8.24M | IRR: 23.1%
💎 WHY THIS DEAL STANDS OUT 💎
1️⃣ "Free Money" Loan – 4.3% I/O = $154K/year savings vs. market debt
2️⃣ Equity Play – Buy at 11.56% Cap, Exit at 8.75% = $6.1M equity gain
3️⃣ Rural Monopoly – Only full-service hotel in the region
4️⃣ Captive Demand – Tyson Foods, VDOT, Medical Travelers
5️⃣ Flexible Exit – Refi for tax-free cash or hold for compound growth
📌 Key Terms
• Price: $10.3M
• Debt: Assume $4.3M @ 4.3% I/O or bring new financing
• Earnest: $100K (Hard After DD)
• Close: 30–80 Days
📁 Data Room (OM, P&Ls, CapEx, STR Reports):
🔗 https://drive.google.com/drive/folders/1jZXckrPHuOaOogSXGB-Ny5LCJpZ5yhxx?usp=sharing
📞 Contact:
Cole Schrader – (352) 462-8211 | [email protected]
Jaratt Mullaney – [email protected]