Investment Overview

As the exclusive representative of the seller, Marcus & Millichap's National Hospitality Division is pleased to present for sale to qualified investors the Baymont Inn & Suites Colorado Springs North (‘Hotel’ or ‘Property’) located in Colorado Springs, Colorado. Current ownership has secured a Comfort Suites franchise that a new owner can take advantage of, including development incentives up to $7,000 per room which may transfer from Choice Hotels to the new ownership group. The future Choice Hotels-branded Hotel is offered at $6,700,000 or $103,077 per key. The Comfort Suites Conversion Opportunity – Colorado Springs North is a 65-room, three-story Hotel stationed at 1055 Kelly Johnson Boulevard in Colorado Springs, Colorado, just off Interstate 25. Various common area amenities at the Property include an indoor/outdoor pool with a hot tub and water slide, ?tness center, business center, meeting space, laundry facility, convenience store, and business center. Colorado Springs is located 70 miles south of Denver, Colorado, and is the principal city of the Colorado Springs metropolitan statistical area. Colorado Springs is the second-largest city by population in Colorado and is estimated to grow by 58.6 percent by 2050. The city is home to the United States Air Force Academy, the Historic Broadmoor Hotel, U.S. Olympic Museum, Pike’s Peak, and Garden of the Gods Park. In 2018, Colorado Springs was listed as the most desirable place to live in the United States by U.S. News. The Property sits on 1.86 acres off the intersection of Interstate 25, a major north-south thoroughfare, and Academy Boulevard. The Hotel’s ideal location allows easy access to many of the city’s business demand generators including Progressive Insurance Corporate Campus (5.5 miles), Lockheed Martin (2.9 miles), Boeing Tech Center (4.2 miles), and Boeing Company (10.3 miles). Tourism in the area is largely generated by popular sites such as the Garden of the Gods (8.9 miles), Pike Peak (20.5 miles), Cheyenne Mountain Zoo (15.6 miles), U.S. Olympic & Paralympic Training Center, and U.S. Olympic Museum (9.1 miles), and the National Museum of World War II Aviation (13.7 miles). The United States Air Force Academy, located 6.4 miles from the Hotel, attracts approximately a million visitors each year and provides substantial room demand for the Property. Additionally, the Hotel benefits from its position near Denver International Airport (76.4 miles) and Colorado Springs Airport (17.4 miles). In 2021, the limited-service Hotel recorded room revenues of over $1.8 million and a net operating income just over $702 thousand, or 37.7 percent as a percentage of total revenues, after a 4 percent capital replacement reserve. The Property has been thoughtfully maintained, with recent capital expenditures on guest rooms including new televisions, drapes, wall paint, tile in bathrooms, door locks, phone systems, and wallpaper material. In common areas, recent renovations include upgrades to the pool equipment, new wiring, and new ?re sprinklers. In its first year as a Comfort Suites, the Hotel is projected to exceed $1.7 million in room revenues with a$74.12 RevPAR. When stabilized, the Comfort Suites is expected to achieve over $2.1 million in room revenues with a $90.50 RevPAR. A prospective buyer should be able to capitalize on the anticipated increase in RevPAR with better revenue management, not only bene?ting from increased market share but also higher NOI flow-through.