Appalachian Hotel | Former Quality Inn Carlisle | Branding Optionality

Highlights:

• Fee simple, non-union, unencumbered of management and offered at a significant discount to replacement cost and comparable sales.
• Strong cash flow, recently generating $476K in NOI with a 32.8% margin. With solid in-place income and attractive debt yield at expected pricing, it’s well-positioned for favorable fixed-rate financing.
• Optionality to re-affiliate with Quality Inn (operating as an independent as of March 2025), convert to a Spark by Hilton, or redevelop the Hotel to a Hampton Inn/Home2 Suites dual-brand.

Description:

Ri Marketplace Online Auction July 14-16
Register to bid on Marketplace:

https://rimarketplace.com/auction/2575/appalachian-hotel-former-quality-inn-carlisle-branding-optionality?utm_source=brevitas&utm_medium=listing&utm_campaign=external&utm_content=hospitality_2575

Berkadia Hotels & Hospitality has been exclusively retained to offer for sale the fee simple interest in the 197-room Appalachian Hotel (the ‘Hotel’, ‘Property, or ‘Asset’) through an auction sales process via RealINSIGHT Marketplace. The Appalachian Hotel (former Quality Inn Carlisle) is a two-story, select-service lodging Asset realizing nearly $1.5 million of revenues and $467k of NOI (32.8% margin). The Hotel is being offered fee simple, non-union, unencumbered of brand and management, and at a significant discount to replacement cost and recent comparable sales (see page 8 of the Offering Memorandum). Moreover, a new owner will be presented with the opportunity to capture significant market share upon completion of a renovation through a Change of Ownership PIP and re-affiliation with Quality Inn, or conversion to an alternative brand, as the Hotel is currently only running a 58% RevPAR index. The Asset can also potentially be converted into a Spark by Hilton or redeveloped into a Home2 Suites/Hampton dual-brand (franchise rights held by current ownership). Furthermore, situated on an expansive 6.6-acre parcel with a three-wing building configuration, other flags will also likely be interested in conversion potential.

The Appalachian Hotel (former Quality Inn) is ideally positioned off the junction of two major regional thoroughfares, Interstates 81 (58k VPD) and 76 (35k VPD), seamlessly connecting guests to the Pennsylvania state capital, Harrisburg (23- minute drive), and the greater region, including Hershey, Lancaster, Lebanon, Mechanicsburg, and more. Located in a dynamic submarket outside the state capital, the Asset is proximate to a robust mix of demand generators, including the Carlisle Fairgrounds (holds the largest collector car events in the country – 500,000 annual visitors), Sport Emporium (70,000 square foot amusement park/go-kart track), Carlisle Barracks (+1,600 military personnel), Dickinson College (+2,300 students), Carlisle Theater, Carlisle Expo Center, U.S. Army War College, and much more. Additionally, there is more than 3.2 million square feet of industrial/flex space within a one-mile radius, which includes numerous logistics facility, trucking centers, and an Amazon Fulfillment Center (+1,000 employees – 558,000 square feet). There are also no new hotels under construction within a seven-mile radius.

The Hotel currently receives all landscaping and labor services free of charge and receives a 50% discount on snow removal services that include labor and salt materials from Stanford Scapes, as the Hotel offers the provider space in the northeast corner of the parcel.

Lamar P. Fisher
Fisher Auction Company Inc.
License: AU005925

Documents: