Investment Overview

As the exclusive representative of the seller, Marcus & Millichap is pleased to present for sale to qualified investors the Fairfield by Marriott Inn & Suites Omaha Downtown (‘Hotel’ or ‘Property’) located at 1501 Nicholas Street in Omaha, Nebraska. The Marriott International-branded Hotel is offered on a “Request for Offers” basis. Please reach out to the listing agent for more information. Built in 2008, this 113-room, limited-service hotel occupies 2.35 acres in one of Omaha’s most dynamic hospitality corridors with strong tourism, business, and event demand. The Hotel features an array of sought-after amenities, including an indoor pool, fitness center, on-site laundry, and flexible meeting space. With its prime downtown location, strong corporate presence, and diverse demand generators, this offering represents a rare opportunity to acquire a stabilized, institutionally branded hotel in one of the Midwest’s most economically resilient markets. The Property’s strategic position near Omaha’s major attractions and employers places it within walking distance of Charles Schwab Field, home of the College World Series. Additionally, the Hotel is just minutes from the CHI Health Center Arena, Creighton University, Union Pacific Corporation’s headquarters, Kiewit Corporation, and Berkshire Hathaway. The surrounding area also hosts several nationally recognized events such as the Maha Music Festival and Big Omaha, a premier entrepreneurship and innovation conference. The Berkshire Hathaway Annual Shareholders Meeting is also located near the Property, an event that draws about 40,000 global attendees. The hotel also benefits from its proximity to the University of Nebraska Medical Center (UNMC), which is currently developing the $2.19 billion Project Health Tower, a transformative expansion expected to drive long-term lodging demand. With UNMC’s $7.7 billion annual economic impact on Nebraska and over 96,000 jobs supported in 2024, the continued growth of the healthcare, education, and innovation sectors will further reinforce Omaha’s status as one of the most promising Midwest markets. During 2025, the Property has been completing comprehensive and sustained capital improvements that address both guest-facing amenities and major building systems. Upgrades include modernized WiFi and IT infrastructure, new RFID lock systems, refreshed corridors, updated exterior façade work, and improved signage and landscaping. Ownership has also replaced or upgraded key mechanical components—such as PTAC units, HVAC systems, rooftop AC units, and LED lighting—while renovating pool areas, enhancing common-area amenities, updating parking lot lighting, and adding new guestroom entertainment and furniture. As of September, the 12-month average RevPAR in the Omaha CBD Hotel Submarket increased by over 2.8 percent, indicating robust growth and a lower-risk environment, boosting investor confidence in the asset and thriving market. With a RevPAR Index of 63 percent, the hotel presents significant untapped potential. Following the completion of the PIP, strategic revenue management and targeted marketing initiatives could increase room revenue to $3.0–$3.6 million, driving stronger returns for investors. Located along the Missouri River in eastern Nebraska, Omaha is the state’s largest city and one of the Midwest’s most dynamic and economically diverse markets. With a metropolitan population exceeding one million, Omaha serves as the commercial, financial, and transportation hub of the Great Plains region. The city’s strategic location along Interstates 80 and 29 provides direct access to major markets such as Denver, Chicago, Kansas City, and Minneapolis, making it an essential center for logistics, manufacturing, and corporate operations. Omaha’s economy is driven by a strong mix of industries including finance, insurance, transportation, telecommunications, and healthcare. In addition to its growing tech sector, major employers such as Berkshire Hathaway, Union Pacific Railroad, Mutual of Omaha, Kiewit Corporation, and CHI Health anchor the regional job market.