9365 Waterstone Boulevard, Cincinnati, OH 45249 For Sale

The Kings Inn & Suites located at 9365 Waterstone Blvd in Cincinnati, Ohio is a well-positioned, limited-service hotel offering convenient access to Interstate 71 and Interstate 275, and is situated approximately twenty minutes from downtown Cincinnati and within close proximity to major retail, dining, and corporate demand drivers in the Northeast Cincinnati submarket.

The Kings Inn & Suites presents a compelling investment opportunity for hotel owners and operators seeking both immediate upside and long-term repositioning potential. Formerly affiliated with Marriott brand, the property is currently operating as an independent hotel under absentee ownership and is performing approximately 49.5% below its competitive set of franchised hotels.

This performance gap highlights a significant value-add opportunity. With experienced, hands-on management and the implementation of a recognized franchise flag, the property has the potential to substantially improve occupancy, average daily rate (ADR), and overall revenue performance. Under stabilized operations and appropriate brand affiliation, the asset is projected to generate approximately $1.4 million in annual revenue, positioning it competitively within its market.

In addition to its hospitality upside, the property’s flexible design and layout provide alternative use potential. The existing structure is well-suited for conversion to extended stay, senior or assisted living or traditional multifamily housing, offering investors optionality depending on market conditions and investment strategy.

Overall, the Kings Inn & Suites offers a rare opportunity to acquire a well-located asset with multiple paths to value creation, whether through hotel repositioning, brand affiliation, or adaptive reuse.

Cincinnati, with a metropolitan population exceeding 2.2 million, is one of the largest and most economically diverse cities in the Midwest. The region is anchored by a strong base of Fortune 500 companies, including Procter & Gamble, Kroger, and Fifth Third Bank, along with a growing presence in healthcare, logistics, advanced manufacturing, and technology. Major institutions such as the University of Cincinnati and leading healthcare systems contribute to steady employment and consistent lodging demand.

For hotel investors, Cincinnati offers a compelling investment environment with diversified demand generators, relatively affordable operating costs, and steady economic growth. The Kings Inn & Suites represents an opportunity to acquire a well-located asset with upside potential through improved management and capital investment, in a stable and expanding Midwestern market

In cooperation with Thomas D'Amico (OH Lic #BRKP.0000177678).