Hi BP community,

We’re structuring a hospitality acquisition in Pecos, TX and are looking for a serious DSCR / commercial lender comfortable with workforce lodge / hospitality assets.

This is not a “hope deal.” Numbers are solid.

📍 Asset Summary

158 County Rd 404, Pecos, TX
Hospitality / Workforce Lodge
Built 2017
9,220 SF
7.66 acres
18 furnished units + manager residence
21 beds
Opportunity Zone
Room for expansion

Located ~3 miles from the Infinium eFuels industrial project currently under development.

💰 Purchase & Valuation

Seller willing to transact at: ~$800,000

Property appraised at: $1.2M (September 2025)
(Appraisal copy pending delivery)

That’s a significant equity cushion.

📊 Current NOI

Stated NOI ≈ $100,000

At $800K purchase:
Cap rate ≈ 12.5%

🔢 Debt Scenarios We Are Exploring

🔹 70% LTV (of purchase price)

Loan: $560,000
At ~6.7–7.5% rate → Annual DS ≈ $53–55K
DSCR ≈ 1.8x+

🔹 75% LTV (of purchase price)

Loan: $600,000
Annual DS ≈ ~$57–60K
DSCR ≈ 1.65–1.75x

Coverage is strong even before NOI optimization.

If underwriting off appraised value ($1.2M), leverage metrics improve further, but we are modeling conservatively off purchase.

🎯 Business Plan

• Stabilize and professionalize operations

• Add 2 new units (projected +$6K/month gross when stabilized)

• Target NOI: $130K–$160K within 12–18 months

• Refinance into long-term hold structure

🏦 What We’re Looking For

• 70–75% LTV

• Hospitality-friendly DSCR

• Reasonable prepay

• Straightforward underwriting

We’ve already received indicative offers in the 6–7% range, so we are not looking for 9%+ pricing.

We are also looking for normal fee structures — not excessive points, layered broker fees, or inflated origination. Transparent 1–2% origination is reasonable. We are avoiding time-wasters.

If you can compete on:

• Rate

• Clean structure

• Professional execution

We can move quickly.

📩 Contact

Please email full terms directly to:

[email protected]

Include:

• Max LTV

• Rate range

• Points / origination

• Prepay structure

• Minimum DSCR requirement

Serious lenders only.

Thanks,
Eduardo