Louisburg Commercial Property
Hospitality | 15.90% CAP | 8 Keys
Marketing description
The Saint is an 8-suite condominium hotel offering a fully furnished, turnkey short-term rental operation just south of Johnson County, Kansas. Each suite is individually themed and professionally decorated, with full kitchens, smart TVs, and complimentary WiFi throughout. The property operates as both an individual-suite booking platform and a whole-building buyout product, giving a new owner multiple paths to revenue.
The Saint operates with established guest-facing policies and a turnkey booking workflow already in place — a new owner inherits a running operation, not a start-up.
At the $2,500,000 asking price, this reflects an implied cap rate of approximately 15.9% on the pro forma NOI shown on page 6 — well above the 6%-10% range typically used for comparable boutique/condo-hotel valuations, suggesting the property is priced attractively relative to its income-based value. The underlying expense assumptions on page 6 are placeholder estimates; confirm actual operating costs to validate this NOI.
Investment highlights
- 8 fully furnished, individually themed suites with a combined sleep capacity of 44 guests
- Turnkey short-term rental operation — no renovation or furnishing capital required
- Dual revenue model: individual suite bookings plus a whole-building buyout product at $2,250/night (sleeps 44) for groups, retreats, and events
- Blended ADR of $387.50/night across the 8-suite portfolio
- Complimentary on-site parking and centralized guest operations (check-in/out, cancellation policy) already established
- Diversified unit mix (2–10 guests per suite) reduces dependence on any single booking segment
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