195 S COLORADO AVE Idaho Falls ID 83402-3240

KW Commercial Boise is pleased to present the 56-room Sleep Inn conversion opportunity in Idaho Falls, Idaho—the nation’s #2 Best-Performing Small City.

This interior-corridor property, currently operating as a Comfort Inn, is strategically positioned for a brand transition to Sleep Inn, allowing a new owner to capitalize on Choice Hotels’ "Scenic Dreams" refresh to elevate the guest experience while achieving superior operating margins.

Ideally situated at the prominent I-15 and US-20 interchange, the hotel serves as a primary gateway to the region, capturing a diverse and recession-resilient demand mix that includes consistent year-round corporate travelers from the Idaho National Laboratory, surging volume from the nearby Idaho Falls Regional Airport, and massive seasonal tourism overflow from Yellowstone National Park.

Supported by a powerful global reservation system, this conversion represents a prime opportunity to reposition a stabilized asset in one of the Pacific Northwest’s most dynamic and high-growth markets.

Strategic Brand Incentives
This conversion qualifies for Choice Hotels’ "Key Money" incentives, providing significant upfront capital to offset Property Improvement Plan (PIP) costs. Once converted, the Sleep Inn brand offers one of the most efficient operating models in the midscale segment, designed to maximize Net Operating Income (NOI) through lower labor requirements and a modernized, cost-effective prototype.

Premier Gateway to National Parks
As the primary logistics hub for the 4.7 million annual visitors to Yellowstone and Grand Teton, the hotel captures significant seasonal overflow and stopover traffic. This leisure demand is further bolstered by the record-breaking growth of the Idaho Falls Regional Airport (IDA), which is currently undergoing a major expansion to accommodate surging passenger volumes.

Recession-Resistant Economic Anchor
The property is strategically located just minutes from the Idaho National Laboratory (INL), a $4.2 billion economic driver and the nation’s lead nuclear research center. This federal presence provides a consistent, high-wage corporate demand base from visiting scientists and contractors, insulating the hotel from broader economic volatility.