334 CAROLINE ST, ORANGE, VA 22960-1511

Colliers, as exclusive representative of the seller, is pleased to present to qualified investors the Comfort Inn & Suites Orange - Montpelier, located at 334 Caroline St Orange, VA 22960. The subject property is a 58-room, three-story, interior-corridor, limited-service hotel constructed in 2011 and situated on approximately 2.07 acres with direct visibility and access to U.S. Route 15 (approximately 16,000 vehicles per day). The asset is offered fee simple, unencumbered by debt, and free of third-party management.

The asset benefits from advantageous positioning within Orange County, serving as a central economic and lodging hub for the region. The property provides excellent regional connectivity via direct access to U.S. Route 15, capturing a steady mix of commercial and leisure travel from approximately 16,000 vehicles per day. The market is positioned roughly 28 miles from Charlottesville, 70 miles from Richmond, and 85 miles from Washington, D.C. A primary lodging driver is Woodberry Forest School, a college preparatory boarding school, which draws continuous out-of-town visitation and consistent group business from families and athletic competitors. Crucially, Orange is an expanding industrial corridor, anchored by a major new investment from L3Harris Technologies. The company is developing a manufacturing facility for solid rocket motor production, injecting approximately 350 jobs into the local economy. This capital investment elevates the region's economic profile, generating a multi-year surge of construction-phase demand from engineers and contractors, followed by sustained corporate visitation that will drive significant growth in midweek occupancy and average daily rate.

The Comfort Inn & Suites Orange presents a highly attractive opportunity to acquire a cash-flowing, recently renovated asset in an expanding Virginia market. A key component of this offering is the heavily mitigated capital expenditure requirement, as current ownership finalized a comprehensive Property Improvement Plan (PIP) at the end of the first quarter of 2025. With these extensive physical upgrades already completed, a new operator can immediately focus on operations. Supported by robust local demand generators, an investor is perfectly positioned to capture measurable upside by aggressively pushing occupancy to fully recapture and exceed its fair market share.