Hunter Advisors has been exclusively engaged to offer for sale the Hilton Garden Inn Blacksburg University (the "Hotel" or "Property"), a Hilton-branded select-service hotel strategically positioned in Blacksburg, Virginia, one of the nation's premier college towns. The Property benefits from a location anchored by Virginia Tech, one of Virginia's largest public universities and one of only two R1 institutions in the Commonwealth, which supports a broad and recurring base of lodging demand throughout the year. In addition to day-to-day university-related visitation, the Hotel is well positioned to capture outsized demand during football weekends at Lane Stadium, basketball and other events at Cassell Coliseum, commencement, orientation, Parents Weekend, academic conferences, and other major campus functions. This durable demand profile is further reinforced by Virginia Tech's ongoing investment across academic, athletic, residential, and downtown-oriented development, which continues to strengthen Blacksburg's long-term lodging fundamentals. The Hotel has demonstrated stable in-place operating performance, achieving RevPAR of $98.00 during the trailing-twelve-month (TTM) period ending June 2026. The Property has been institutionally owned and professionally managed, resulting in consistent operating standards and a well-maintained asset. Despite this solid performance, the Hotel ranked third out of six in occupancy and fifth out of six in ADR within its competitive set, indicating a clear opportunity to further enhance topline performance through a refreshed product offering and improved market positioning. Importantly, the Hilton Garden Inn Blacksburg University is entering its next ownership cycle from a position of strength rather than deferred maintenance. The Hotel was fully renovated in 2019, and ownership has continued to reinvest in the asset through YTD March 2026, including PIP-related work completed in 2018 and 2019 and additional PIP-related renovations completed in 2024 and 2025. As a result, the offering presents investors with the opportunity to acquire a well-capitalized asset with stable in-place cash flow, identifiable revenue upside through a change-of-ownership PIP, and additional property-level efficiency upside through a more localized management approach.
