Investment Overview

The Best Western TimberRidge Inn presents an opportunity to acquire a 46-key, branded midscale hotel located in Grove, Oklahoma, the primary lodging market serving Grand Lake O’ the Cherokees. The property benefits from strong historical cash flow, solid operating margins, and multiple demand drivers supporting both leisure and year-round business travel. Offered at $4.7 million ($102,174 per key), the hotel generates approximately $415,000 of trailing NOI with a 30% NOI margin, providing immediate yield with upside through continued ADR growth, event-driven demand, and improved market penetration. The asset operates under the Best Western brand and is positioned to capture stable transient, group, and seasonal leisure demand. Grove functions as the commercial, healthcare, and tourism hub for the Grand Lake region, drawing visitors for boating, fishing tournaments, festivals, casino gaming, manufacturing activity, and regional medical services. The upcoming 51,000 sq. ft. Wolf Creek Park & Event Center (opening February 12, 2026) is expected to further strengthen group demand through conventions, trade shows, weddings, and concerts. From an investment standpoint, the subject offers strong leverage economics, with projected Year 1 cash-on-cash returns of ~13%, expanding to over 20% by Year 5, and a modeled levered IRR in excess of 27%. The combination of in-place cash flow, attractive entry basis, and diversified demand profile makes this a compelling acquisition for owner-operators and cash-flow oriented investors targeting secondary leisure markets.