Howard Johnson by Wyndham Rock Hill
Proven Revenue Growth with Operational Upside | Franchise Flexibility in 2026 | Charlotte Metro Area
Marketing description
Welcome to Howard Johnson by Wyndham Rock Hill, a strategically located limited-service hotel offering a compelling value-add opportunity in the rapidly growing Rock Hill and Charlotte metropolitan corridor.
This 54-room property is ideally positioned just off Interstate 77, providing excellent accessibility and visibility for both leisure and business travelers. The hotel benefits from strong regional demand drivers, including its proximity to Carowinds, one of the Southeast’s premier attractions, as well as convenient access to the broader Charlotte market.
The property offers comfortable, well-appointed guest rooms with modern amenities including flat-screen TVs, air conditioning, refrigerators, and complimentary Wi-Fi. Additional on-site features include a fitness center, free breakfast, 24-hour front desk service, and ample parking, supporting a consistent and reliable guest experience.
Under current ownership, the hotel has undergone meaningful upgrades as part of the Howard Johnson Renew program, including updated lighting, fixtures, furnishings, and fresh interior finishes. All king mattresses were replaced in 2025, enhancing guest comfort and positioning the property competitively within its segment.
A key differentiator is the spacious 3-bedroom, 3-bathroom on-site owner’s apartment, complete with full kitchen, living and dining areas, and a private recreational space. This feature provides a rare opportunity for an owner-operator to significantly reduce operating expenses while maintaining hands-on control of the business.
Operational performance improved from 2023 to 2024, demonstrating the asset’s earning potential, with a recent dip in 2025 creating a clear path for a new owner to implement improved revenue management, marketing strategies, and operational efficiencies.
With its strategic location, recent renovations, operational flexibility, and built-in upside, this offering represents an excellent opportunity for an owner-operator or value-add investor seeking a hotel asset in a high-growth market.
Investment highlights
▪ Fee Simple interest in a 54-room hotel asset located in Rock Hill, South Carolina
▪ Prime location just off Interstate-77, providing direct access to Rock Hill and the expanding Charlotte metro area
▪ Minutes from Carowinds, driving consistent leisure and family demand
▪ Demonstrated historical performance growth with RevPAR increasing from $38.50 (2023) to $42.32 (2024)
▪ Current performance (52.8% occupancy | $70.25 ADR) presents a clear value-add and turnaround opportunity
▪ Recently completed guest room upgrades under the Howard Johnson Renew program, reducing immediate capex requirements
▪ All king mattresses replaced in 2025, enhancing guest experience and competitive positioning
▪ Includes a large 3BR / 3BA on-site apartment, ideal for owner-operator or on-site management
▪ Opportunity to increase NOI through occupancy growth, ADR optimization, and hands-on management
▪ No third-party management contract in place, allowing immediate operational control
▪ Franchise flexibility available in 2026, enabling repositioning or rebranding strategies
▪ Well-suited for SBA-backed acquisition, offering attractive leverage options for qualified buyers
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