Exterior
Lobby
Guestroom
Lounge
Facade
Stock photography, standing in for the brokerage's own. None of it is the property described on this page, which does not exist. On a real listing these are the firm's own photographs of the actual hotel, and they load before the gate so a buyer can see the building before deciding whether to identify themselves.
Why this asset
Three reasons this trades quickly
Occupancy ramps from 68% in year one to a 74% stabilised level by year three, without assuming a rate a comparable set hasn't already cleared.
PIP completed the year before offering — new casegoods, corridors and public space, so the buyer's capital plan starts at reserve funding, not a scope-and-bid exercise.
Per key at asking, against a submarket where land and construction alone run well above that basis — the discount is to replacement cost, not to performance.
Property details
120 keys, five stories, independent
Amenities
- Outdoor pool
- Fitness center
- Free hot breakfast
- ≈500 sf meeting space
- Business center
- Pet-friendly rooms
- Free self parking
- 24-hour airport shuttle
Trailing and modelled
Offering terms & the pinned proforma
USALI, in dollars, as published on 18 August 2026. Pinned to assumption set v4 and engine 0.43.0, so this page shows what was marketed rather than whatever the deal says today.
Operations
Occupancy ramps to a 74% stabilised level, ADR grows 3% a year off a $145 base. Rooms revenue is computed from unrounded occupancy times ADR times nights, which is why it ties to a workbook to the cent.
| Year | Yr 1 | Yr 2 | Yr 3 | Yr 4 | Yr 5 |
|---|---|---|---|---|---|
| Occupancy | 68.0% | 72.0% | 74.0% | 74.0% | 74.0% |
| ADR | $145.00 | $149.35 | $153.83 | $158.45 | $163.20 |
| RevPAR | $98.60 | $107.53 | $113.83 | $117.25 | $120.77 |
Proforma
USALI, in dollars, as published on 18 August 2026. Pinned to assumption set v4 and engine 0.43.0, so this page shows what was marketed rather than whatever the deal says today.
| Line | Yr 1 | Yr 2 | Yr 3 | Yr 4 | Yr 5 |
|---|---|---|---|---|---|
| Total revenue | 4,452,708 | 4,856,071 | 5,140,674 | 5,295,060 | 5,453,798 |
| Rooms departmental profit | 2,847,350 | 3,135,561 | 3,350,441 | 3,482,216 | 3,617,698 |
| Other operated profit | 60,313 | 65,776 | 69,631 | 71,720 | 73,872 |
| Total departmental profit | 2,907,663 | 3,201,338 | 3,420,073 | 3,553,936 | 3,691,570 |
| Administrative & general | 356,217 | 388,486 | 411,254 | 423,605 | 436,304 |
| Information & telecom | 44,527 | 48,561 | 51,407 | 52,951 | 54,538 |
| Sales & marketing | 267,162 | 291,364 | 308,440 | 317,704 | 327,228 |
| Property operations & maintenance | 178,108 | 194,243 | 205,627 | 211,802 | 218,152 |
| Utilities | 168,000 | 168,000 | 168,000 | 168,000 | 168,000 |
| Total undistributed | 1,014,015 | 1,090,653 | 1,144,728 | 1,174,061 | 1,204,222 |
| Gross operating profit | 1,893,648 | 2,110,684 | 2,275,345 | 2,379,875 | 2,487,348 |
| Management fee | 133,581 | 145,682 | 154,220 | 158,852 | 163,614 |
| Franchise fee | 323,901 | 353,243 | 373,945 | 385,176 | 396,723 |
| Property tax | 320,000 | 326,400 | 332,928 | 339,587 | 346,378 |
| Insurance | 78,000 | 78,000 | 78,000 | 78,000 | 78,000 |
| EBITDA before reserve | 1,038,166 | 1,207,359 | 1,336,251 | 1,418,260 | 1,502,633 |
| FF&E reserve | 178,108 | 194,243 | 205,627 | 211,802 | 218,152 |
| Net operating income | 860,058 | 1,013,117 | 1,130,624 | 1,206,458 | 1,284,481 |
| NOI margin | 19.3% | 20.9% | 22.0% | 22.8% | 23.6% |
Franchise fees are the brand's published Item 5 and Item 6 schedule rather than a rule of thumb. Property tax escalates 2% a year off the current assessment, and the FF&E reserve is 4% of total revenue.
Leveraged returns are not marketed
They depend on a capital structure only the buyer knows. Take these inputs into your own workspace, put your own debt on them, and the model sizes the loan against DSCR, debt yield and LTV and tells you which test binds.
Where it sits
A half-mile off Lake Nona Town Center
- Lake Nona Town Center0.6 mi
- Lake Nona Medical City1.2 mi
- Orlando International Airport (MCO)8.2 mi
- FrontageSignalized arterial
Corner parcel with a shared curb cut and a single access-managed drive, at grade with the retail center immediately to its south. No adverse easements recorded against the site.
The submarket
Lake Nona is still filling in
Built out around Lake Nona Medical City and the USTA National Campus, the submarket has added rooms slower than it has added demand generators — the last comparable delivery was 2020. Master-planned residential growth continues north and east of the site.
Demand drivers nearby
What actually fills these rooms
- 1 Lake Nona Medical City1.2 mi
- 2 USTA National Campus2.4 mi
- 3 Lake Nona Town Center0.6 mi
- 4 Orlando Int'l Airport (MCO)8.2 mi
The competitive set
Five hotels the buyer will already know
Occupancy, ADR and RevPAR for named competitors are STR-licensed data and are not republished here — the same restriction the real page states rather than silently omitting the columns.
| Hotel | Flag | Keys | Opened | Distance |
|---|---|---|---|---|
| Town Center Inn | Independent | 84 | 2012 | 0.5 mi |
| Lakeside Suites Orlando | Independent | 110 | 2015 | 0.8 mi |
| Nona Crossing Inn & Suites | Independent | 96 | 2018 | 1.1 mi |
| Medical City Hotel & Suites | Independent | 128 | 2020 | 1.4 mi |
| Airport Gateway Suites | Independent | 140 | 2017 | 7.6 mi |
How the process runs
Four steps to close
Review the data room
The OM, franchise summary, PIP scope and the live proforma workbook — everything below, in one place.
Submit best and final
Priced off the going-in cap above. The brokerage responds within five business days of the deadline.
PSA & diligence
A 45-day diligence period against a hard deposit at signing. No franchise transfer approval to chase.
Close
Standard title contingencies. Seller carries no financing and makes no post-closing commitments.
Documents
Published by the brokerage against this link. Downloads are recorded against the person who took them.
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Offering MemorandumVersion 3 · 42 pagesSample
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Franchise agreement summaryTerm, fees and the transfer provisionsSample
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PIP scope and capital planCompleted 2024, with the invoicesSample
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Proforma workbookLive formulas pointing at the assumption cellsSample
What you can do with this
The two buttons a real listing carries. Both are inert here, because there is no hotel behind this page.
Underwrite it yourself
Take these inputs into your own workspace and run them on your assumptions. Every figure arrives marked as the seller's until you change it, and the record of where it came from stays attached to the listing.