Overview
HREC Investment Advisors (“HREC IA”) is pleased to offer, to qualified investors, the opportunity to acquire the fee-simple interest in the 118-room Comfort Inn & Suites Near Danville Mall (“Hotel” or “Property”), situated at 100 Tower Dr, Danville, VA 24540.
The Comfort Inn & Suites Danville represents a compelling acquisition opportunity in a growing regional market. Strategically located near major corporate and industrial employers, including Goodyear, Tyson Foods, EPL Limited, Buitoni Food Company, and Sovah Health, the Hotel benefits from consistent weekday corporate demand. Its proximity to higher education institutions and key tourism assets such as Caesars Virginia, the Dan River Riverwalk, and Virginia International Raceway further diversifies demand, creating a balanced mix of business and leisure travelers.
The property’s performance is supported by Danville’s ongoing economic and infrastructure growth. Significant investments in downtown and riverfront redevelopment, expansion of tourism and leisure amenities, and continued corporate and healthcare employment growth are driving incremental lodging demand. This positions the Hotel to capture both existing and future market activity, offering stable cash flows with potential upside through rate growth and increased occupancy. The Hotel currently has an in-place restaurant lease agreement, totaling $3,000 in extra income per month. As one of the city’s well-located hotels, the Comfort Suites provides a great investment opportunity with established operations in a market demonstrating consistent regional expansion and visitor growth.
Investment Highlights
Upside Potential Through Regional Investment
Ongoing investments in downtown redevelopment, riverfront enhancements, and regional tourism infrastructure, combined with growth in corporate and leisure travel, position the hotel to capture incremental demand and rate growth in the Danville market.
Strategic Location Near Key Demand Generators
The Hotel is positioned close to major leisure demand generators, like the Caesar’s Virginia and the Virginia International Raceway, while also sitting on one of the highest points in Danville, offering views overlooking the downtown area, the Dan River, and the casino. There are also corporate and industrial employers in the area, including Goodyear, Tyson Foods, EPL Limited, Buitoni Food Company, and Sovah Health, as well as the Danville Mall, driving weekday and weekend occupancy.
Recent Capital Improvements with No Deferred Maintenance
The Property has benefited from significant recent capital improvements, leaving virtually no deferred maintenance for a new owner. Major upgrades have already been completed, including new elevators and a roof replacement within the past four years, positioning the Hotel as a well-maintained, turnkey investment requiring minimal near-term capital expenditure.
Franchise Flexibility
The Property operates under a franchise agreement set to expire in September 2027, providing a clear timeline for a new owner to evaluate renewal, rebranding, or conversion opportunities. This flexibility, combined with the Hotel’s strong location, recent capital improvements, and turnkey condition, allows an investor to tailor operations to maximize long-term value.
Offered Well Below Replacement Cost
The opportunity to acquire this asset well below replacement cost allows an investor to benefit substantially from a combination of its location in a growing economy and upside opportunity. The Hotel’s stately brick and stone construction would be cost-prohibitive to replicate in today’s market. Given the size and condition of the Property, as well as the increased cost of labor and supplies, the construction of a comparable hotel would be significantly more than the target selling price of this asset.
Offered Unencumbered by Management
The Hotel is being offered unencumbered by a management agreement. An investor possesses the opportunity to bring in a new management company or to act as an owner/operator.
Fee Simple Interest
The Property will be offered as fee simple.
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