Ideal Opportunity for Owner/Operator to Acquire First Marriott-Affiliated Asset

• The 80-key count is highly attractive for an owner/operator looking to acquire its first Marriott-branded asset.

Absentee Ownership with Operational Upside

• Absentee ownership, coupled with recent management turnover, has resulted in operational inefficiencies. A more hands-on owner/operator would be expected to drive improved expense controls, revenue management, and overall performance.

Year-End 2025 Rooms Revenue of $1.85 Million

• In 2025, the hotel recorded rooms revenue of $1.85 million (rounded), leading to a RevPAR level of $63.00 (rounded).

Attractive Seller Financing Available

• A seller financing package with attractive terms is available for a qualified buyer. Please see the terms below and reach out to the deal team for more details on buyer qualification.

  • Loan-to-value (LTV): 80%

  • Interest rate: 7.0% fixed

  • Term: 5 years

Potential to Decrease Operating Expenses to Improve Cash Flow

• Per the 2025 year-end profit-and-loss (P&L) statement, the hotel registered a gross operating profit (GOP) of 37.7%.

• Comparable operating statements for similar hotel assets indicate that the average GOP should be between 44.0% and 48.0%.

• There are multiple opportunities for improvement that could lead to a collective decrease in rooms expense and administrative & general (A&G) expenses, specifically within the payroll department, allowing for stronger cash flow.

Underperforming Hotel with Ability to Increase Top-Line Rooms Revenue

• Per the January 2026 STR report, the hotel ranked fifth out of six competitive hotels in terms of average daily rate (ADR) and ranked last for RevPAR, registering an 74.6% RevPAR penetration index.

• If the hotel were to capture its fair share of market demand, at a RevPAR index of 100.0%, it would be able to generate over $2.4 million in rooms revenue.

Recently Renovated, Minor Change-of-Ownership PIP Expected

• In 2022, current ownership completed a comprehensive renovation across multiple areas of the property, including guestrooms and common spaces, followed by a full roof replacement in January. Given these recent upgrades, only a minimal change-of-ownership property improvement plan (PIP) is anticipated.

Priced Below Replacement Cost at $112,500 per Key

• This opportunity presents an investor the ability to acquire the property at a price well below replacement cost, at $112,500 (rounded) per key.

• To construct a similar limited-service hotel asset with comparable amenities, the estimated all-in investment would be a minimum of $150,000 per key.

Transformative Developments Shaping Baymeadows's Future

• Baymeadows is evolving into one of Central Florida’s most dynamic secondary markets. According to local officials, Baymeadows's population is projected to grow roughly 10.0% in the next ten years due to over 2,500 housing units planned (or under construction), which will sprout demand for more commercial projects locally.

• The Gateway Jax/Pearl Square redevelopment is expected to strengthen the overall economic and corporate demand base in Jacksonville, driving increased business travel and visitation across the metro. As a result, Baymeadows is well positioned to capture consistent overflow and price-conscious demand, reinforcing its role as a stable, high-performing hotel submarket.

• In 2025, Dream Finders Homes initiated development on the Prominence mixed‑use project near the intersection of Baymeadows Road and I-95, transforming a 71.8-acre former office park into a vibrant mixed-use community. The project is planned to span multiple phases and will feature approximately 1,480 residential units alongside 753,000 square feet of office space, creating a major new hub for living, working, and amenities along this corridor.

Excellent Location Among Strong Corporate & Leisure Demand Generators

• The property is located along State Highway 152, between U.S. Highway 1 and I-95, and near numerous dining, retail, and entertainment options.

• Corporate demand generators in the greater Jacksonville area include Florida Blue, Citigroup, Southeastern Grocers, JPMorgan Chase, Deutsche Bank, State Farm, Johnson & Johnson Vision, Jacksonville Port Authority, Landstar System, Wounded Warrior Project, and Citizens Property Insurance Corporation.

• Leisure demand generators in the region include Jacksonville Beach, Neptune Beach, and Atlantic Beach, which draw nine million visitors annually, as well as Pearl Square, EverBank Stadium, St. Johns Town Center, and Jacksonville Zoo and Gardens.

• Naval Air Station Jacksonville is the third-largest naval installation in the United States, employing over 21,000 active-duty personnel and 10,000 civilian employees.

• Mayo Clinic Florida in Jacksonville is a top-ranked academic medical center that employs nearly 10,000 people, including roughly 900 physicians, and offers specialized care to over 170,000 patients annually.

• Jacksonville Port Authority supports over 138,000 jobs and generates nearly $31 billion in annual economic impact.

• The University of North Florida (UNF) is currently undergoing a decade-long transformation termed Campus Master Plan, including the addition of new academic buildings, research buildings, and student housing, among other projects.

Unencumbered by Management Agreement

• The hotel asset is being offered free and clear of any management encumbrances, providing an investor with the flexibility to revamp the operational strategies of the current operator.