Listed by Maxim Hotel Brokerage Inc
$10,500,000
Fairfield by Marriott Inn & Suites Napa American Canyon
Details
APN 059-072-003
Property Type Hospitality
Sub Type Hotel
Square Footage 43,219
Units 86
NOI $78,183
Occupancy 63.8%
Brand/Tenant Marriott Hotels
Pro-Forma Cap Rate 9.61%
Pro-Forma NOI $1,008,911
Price per SqFt $243
Year Built 2004
Year Renovated 2016
Stories 3
Acreage 1.980
Zoning LSMU (Local-Serving Mixed Use) - Broadway District Specific Plan
Parking Spaces 86 spaces
Parking per 1,000 SqFt 1.99
Investment Type Value Add
Ownership Fee simple
Call For Offers - July 20, Call to Schedule Tours
Marketing description
Maxim Hotel Brokerage, Inc. is pleased to present an exclusive listing on the Fairfield Inn & Suites Napa American Canyon. Strategically located along Highway 29 at the southern gateway to Napa Valley, the Property benefits from strong regional connectivity and proximity to one of the most visited wine destinations in the United States. Positioned within close driving distance to Napa Valley wineries, Six Flags Discovery Kingdom, and key Bay Area employment centers, the hotel captures a diverse mix of leisure, corporate, and weekend getaway demand.
The Property offers investors the opportunity to acquire a well-located Marriott-branded select-service asset at a significant discount to replacement cost, with meaningful upside through renovation, revenue optimization and operational efficiencies.
The Property consists of an 80-room, all-suites Fairfield Inn & Suites operating under the Marriott flag, known for its efficient operating model and broad consumer appeal.
The Property is a three-story, wood-frame hotel with a pitched roof design and durable exterior finishes, consistent with Marriott’s Fairfield Inn & Suites prototype. The asset’s construction allows for cost-effective renovations and ongoing maintenance, supporting efficient long-term ownership.
Investment highlights
- Premium Brand Affiliation (Marriott) - Fairfield Inn & Suites benefits from Marriott's global reservation system, Bonvoy loyalty program, and strong distribution channels, driving consistent occupancy and long-term brand strength.
- Gateway to Napa Valley - Strategically located along Highway 29 at the southern entrance to Napa Valley, the hotel captures strong leisure demand driven by wineries, tourism, and weekend travel, while maintaining access to the greater Bay Area.
- All-Suite Product Offering - Spacious suite-style accommodations with kitchenettes support extended-stay functionality, longer length-of-stay, and enhanced guest satisfaction.
- Foreign-Owned / Unencumbered by Management - The Property is foreign-owned and managed and will be delivered unencumbered by a management agreement, providing investors the flexibility to install best-in-class management and optimize operations.
- Significant Renovation & Repositioning Opportunity - Completion of a comprehensive PIP will allow a new owner to modernize the asset, enhance guest experience, and reposition the hotel within the competitive Napa Valley submarket.
- Below Replacement Cost Basis (~70%) - Even after completion of the renovation, an investor is projected to be into the deal at approximately 70% of replacement cost, offering a meaningful margin of safety and long-term value.
- Stable Select-Service Model - Limited-service operations with no full-scale food and beverage reduce labor intensity and operating complexity while supporting attractive margins.
- Strong Leisure & Weekend Demand - Proximity to Napa Valley, Six Flags Discovery Kingdom, and regional attractions drives consistent weekend occupancy and seasonal ADR growth.
- Accessible Regional Location - Convenient access to San Francisco, Oakland, and Sacramento supports both drive-to leisure demand and regional corporate travel.
- Operational Upside - Opportunity to enhance ADR, RevPAR, and profitability through improved revenue management, segmentation strategy, and channel mix optimization.
- Efficient Amenity Set - Features including outdoor pool, fitness center, complimentary breakfast, and business facilities support strong guest appeal with a limited expense burden.
- Defensive Investment Profile - Marriott branding, diversified demand drivers, and an efficient operating model provide downside protection with upside through improved execution and repositioning.
- Value Enhancement Opportunities The Fairfield Inn & Suites Napa American Canyon presents a compelling opportunity to drive revenue growth and margin expansion through a combination of physical repositioning, operational improvements, and strategic revenue management initiatives.
- PIP Completion & Asset Repositioning – Execute a comprehensive renovation to modernize guestrooms and public areas, aligning the Property with current Fairfield brand standards and elevating its competitive positioning within the Napa Valley market.
- ADR Growth Post-Renovation – Following renovation, implement a more aggressive pricing strategy to capture higher-rated leisure demand, particularly during peak Napa Valley seasons, weekends, and special events.
- Channel Mix Optimization – Reduce reliance on OTA channels and associated commissions by increasing direct bookings through Marriott Bonvoy and targeted digital marketing, improving net RevPAR.
- Leverage Marriott Bonvoy Ecosystem – More effectively utilize Marriott’s distribution platform and loyalty base to drive occupancy, improve rate integrity, and capture higher-value repeat guests.
- Weekend & Leisure Demand Optimization – Capitalize on the Property’s location at the gateway to Napa Valley by implementing minimum length-of-stay restrictions, premium weekend pricing, and curated packages tied to wine tourism and local events.
- Corporate & Midweek Base Expansion – Grow negotiated corporate accounts and regional business travel demand from the greater Bay Area, balancing the strong weekend leisure segment and improving weekday occupancy.
- Extended-Stay & Suite Utilization Strategy – Maximize the all-suite product by targeting longer length-of-stay guests, including relocation, project-based, and small group demand, improving occupancy consistency and operational efficiency
- Expense Rationalization – Implement more efficient labor scheduling, housekeeping optimization, and departmental cost controls to improve flow through and overall margins.
- Management Upgrade Opportunity – With the Property delivered unencumbered by management, a new owner can install a best-in-class operator to drive operational efficiencies, enhance revenue management practices, and improve overall asset performance.
- Ancillary Revenue Growth – Evaluate opportunities to enhance ancillary income streams, including parking, premium room upgrades, and partnerships with local wineries and attractions.
- Digital & Revenue Management Enhancements – Deploy more sophisticated revenue management tools and digital marketing strategies to better segment demand, optimize pricing, and capture higher-rated business.
Listing Contacts
Listed by Maxim Hotel Brokerage Inc
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Loan Amount
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Annual Debt Service
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Annual Cash Flow
$78,183.00
$6,515.25/mo
Valuation Metrics
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DSCR
0.74%
Cap Rate
0.74%
ROI
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