Hotel-Motel
Four Points Appleton
300 N Mall Dr, Appleton, WI 54913
Listing Price: $7,900,000
Investment Overview
Marcus & Millichap is pleased to present the exclusive opportunity to acquire the Four Points by Sheraton Appleton, a limited-service upper midscale hotel strategically positioned in the heart of Wisconsin’s Fox Valley. This 80-room asset benefits from its prime location near major corporate offices, college campuses, regional attractions, and key transportation corridors. Recent capital expenditures have surpassed Marriot compliance with brand standards, positioning the hotel as a modern, well-maintained property. With the current ownership taking a hands-off approach, a hands-on strategy could provide an incoming investor with the opportunity to significantly increase net operating income.
The recently renovated and converted Four Points Appleton is available at an attractive 8.4% cap rate, inclusive of management and reserves, and is priced significantly below 4X room revenue. Transfer PIP expectations are minimal as the current owner has already exceeded brand standards during the conversion. Additionally, it is being offered at under $100,000 per room for a fully renovated, turnkey Marriott property, making it a highly competitive investment opportunity.
Situated just minutes from Appleton International Airport and the bustling Fox River Mall, the hotel consistently attracts both business and leisure travelers, providing a strong revenue base with significant operational upside. Appleton serves as a dynamic economic hub with a diverse mix of industries, including manufacturing, healthcare, and technology. The hotel benefits from its proximity to major employers such as Kimberly-Clark, ThedaCare, Pierce Manufacturing, and Miller Electric, generating steady corporate travel demand. Additionally, Lawrence University—a key demand driver—draws visiting faculty, students, and parents year-round. The city’s strong retail sector, anchored by Fox River Mall, one of Wisconsin’s largest shopping destinations, further supports occupancy levels. Appleton’s vibrant tourism industry, bolstered by attractions like the Fox Cities Performing Arts Center, Wisconsin Timber Rattlers stadium, and annual events such as Octoberfest and Mile of Music, ensures a consistent flow of visitors and diversified revenue streams.
With a prime location, recent upgrades, and affiliation with a leading hotel brand, the Four Points by Sheraton Appleton presents a compelling investment opportunity in a thriving Midwest market. Investors can capitalize on the area’s economic strength, diverse demand generators, and Marriott’s extensive brand support to drive long-term growth and profitability. The addition of an experienced, hands-on operator could unlock further operational efficiencies, enhance revenue management, and ultimately increase the property’s overall return on investment.
Four Points Appleton
Investment Highlights
- Operational Upside – With the Current Ownership Being Largely Hands-Off, a More Proactive Approach Could Significantly Enhance Net Operating Income and Overall Asset Performance.
- Attractive Pricing – Offered at an Aggressive 8.4% Cap Rate and Under $100,000 Per Key, the Asset Is Priced Significantly Below 4X Room Revenue, Presenting a Compelling Investment Opportunity.
- Recent Renovations – Extensive Capital Expenditures Have Exceeded Marriott's Brand Standards, Ensuring a Modern, Turnkey Property With Minimal Transfer PIP Requirements.
- Strategic Location – Positioned in the Heart of Wisconsin's Fox Valley, the Hotel Benefits From Strong Demand Drivers, Including Major Corporate Offices, College Campuses, and Regional Attractions.
- Strong Business & Leisure Demand – Located Near Appleton International Airport and Fox River Mall, the Hotel Attracts a Steady Mix of Corporate and Leisure Travelers.
- Proximity to Major Employers – Close to Key Businesses Such as Kimberly-Clark, ThedaCare, Pierce Manufacturing, and Miller Electric, Generating Consistent Corporate Travel Demand.
- Diverse Economic & Tourism Drivers – Appleton's Economic Strength Is Bolstered by Industries Like Manufacturing, Healthcare, and Technology, as Well as Attractions Like the Fox Cities Performing Arts Center and Annual Events Such as Octoberfest and Mile of Music.
- Marriott Brand Affiliation – As a Four Points by Sheraton, the Hotel Benefits From Marriott's Extensive Brand Support, Reservation System, and Loyalty Program, Driving Occupancy and Revenue Growth.
Listing Price: $7,900,000
Investment Highlights
- Operational Upside – With the Current Ownership Being Largely Hands-Off, a More Proactive Approach Could Significantly Enhance Net Operating Income and Overall Asset Performance.
- Attractive Pricing – Offered at an Aggressive 8.4% Cap Rate and Under $100,000 Per Key, the Asset Is Priced Significantly Below 4X Room Revenue, Presenting a Compelling Investment Opportunity.
- Recent Renovations – Extensive Capital Expenditures Have Exceeded Marriott's Brand Standards, Ensuring a Modern, Turnkey Property With Minimal Transfer PIP Requirements.
- Strategic Location – Positioned in the Heart of Wisconsin's Fox Valley, the Hotel Benefits From Strong Demand Drivers, Including Major Corporate Offices, College Campuses, and Regional Attractions.
- Strong Business & Leisure Demand – Located Near Appleton International Airport and Fox River Mall, the Hotel Attracts a Steady Mix of Corporate and Leisure Travelers.
- Proximity to Major Employers – Close to Key Businesses Such as Kimberly-Clark, ThedaCare, Pierce Manufacturing, and Miller Electric, Generating Consistent Corporate Travel Demand.
- Diverse Economic & Tourism Drivers – Appleton's Economic Strength Is Bolstered by Industries Like Manufacturing, Healthcare, and Technology, as Well as Attractions Like the Fox Cities Performing Arts Center and Annual Events Such as Octoberfest and Mile of Music.
- Marriott Brand Affiliation – As a Four Points by Sheraton, the Hotel Benefits From Marriott's Extensive Brand Support, Reservation System, and Loyalty Program, Driving Occupancy and Revenue Growth.
Investment Overview
Marcus & Millichap is pleased to present the exclusive opportunity to acquire the Four Points by Sheraton Appleton, a limited-service upper midscale hotel strategically positioned in the heart of Wisconsin’s Fox Valley. This 80-room asset benefits from its prime location near major corporate offices, college campuses, regional attractions, and key transportation corridors. Recent capital expenditures have surpassed Marriot compliance with brand standards, positioning the hotel as a modern, well-maintained property. With the current ownership taking a hands-off approach, a hands-on strategy could provide an incoming investor with the opportunity to significantly increase net operating income. The recently renovated and converted Four Points Appleton is available at an attractive 8.4% cap rate, inclusive of management and reserves, and is priced significantly below 4X room revenue. Transfer PIP expectations are minimal as the current owner has already exceeded brand standards during the conversion. Additionally, it is being offered at under $100,000 per room for a fully renovated, turnkey Marriott property, making it a highly competitive investment opportunity. Situated just minutes from Appleton International Airport and the bustling Fox River Mall, the hotel consistently attracts both business and leisure travelers, providing a strong revenue base with significant operational upside. Appleton serves as a dynamic economic hub with a diverse mix of industries, including manufacturing, healthcare, and technology. The hotel benefits from its proximity to major employers such as Kimberly-Clark, ThedaCare, Pierce Manufacturing, and Miller Electric, generating steady corporate travel demand. Additionally, Lawrence University—a key demand driver—draws visiting faculty, students, and parents year-round. The city’s strong retail sector, anchored by Fox River Mall, one of Wisconsin’s largest shopping destinations, further supports occupancy levels. Appleton’s vibrant tourism industry, bolstered by attractions like the Fox Cities Performing Arts Center, Wisconsin Timber Rattlers stadium, and annual events such as Octoberfest and Mile of Music, ensures a consistent flow of visitors and diversified revenue streams. With a prime location, recent upgrades, and affiliation with a leading hotel brand, the Four Points by Sheraton Appleton presents a compelling investment opportunity in a thriving Midwest market. Investors can capitalize on the area’s economic strength, diverse demand generators, and Marriott’s extensive brand support to drive long-term growth and profitability. The addition of an experienced, hands-on operator could unlock further operational efficiencies, enhance revenue management, and ultimately increase the property’s overall return on investment.
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