OFFERING OVERVIEW:

DSH Hotel Advisors has been retained as the exclusive broker to market for sale the Quality Inn & Suites Live Oak, a Choice Hotel asset located in Live Oak, Florida. The hotel is strategically positioned just off Interstate 10 with strong visibility and convenient access to U.S. Highway 129, benefiting from steady east–west interstate traffic and regional connectivity throughout North Florida. The subject property is located near the Spirit of the Suwannee Music Park, a major regional event destination, and within close proximity to numerous natural springs and outdoor recreation attractions that drive consistent leisure demand. Its prime I-10 corridor location positions the asset to capture a diversified mix of transient, event-driven, and commercial travelers. As a Quality Inn & Suites, the property benefits from broad brand recognition within the upper-economy segment and an efficient operating model designed to support strong cash flow performance. Choice-branded hotels have demonstrated resilience across secondary and interstate markets, offering investors an opportunity for stable returns with upside potential through operational optimization and continued regional growth.

PROPERTY OVERVIEW:

The subject property remains in good condition, supported by recent renovations and an ongoing capital improvement plan. *The PIP amount reflected in this Offering Memorandum is included solely as a placeholder for financial modeling and illustrative purposes only and should not be relied upon in evaluating the Property or making any investment or purchase decision. The cost of any Property Improvement Plan (PIP), including requirements related to a change of ownership, are not verified and will be determined solely by hotel franchisor upon issuance of an official PIP. The placeholder amount is not a representation of actual PIP cost and may differ materially from the ultimate franchisor requirements. Actual PIP scope and cost are unknown, and prospective purchasers are solely responsible for independently verifying all franchise and PIP requirements and associated costs directly with the franchisor. All information contained herein is deemed reliable but not guaranteed. DSH Hotel Advisors has not independently inspected the Property and makes no representations or warranties regarding its physical condition or the accuracy or completeness of any financial information, documents, or other materials provided.

MARKET OVERVIEW:

Live Oak, Florida is located in Suwannee County in North Florida, positioned strategically along the Interstate 10 corridor between Jacksonville and Tallahassee and intersected by U.S. Highway 129, providing strong regional connectivity. As a key stop along one of the Southeast’s primary east–west transportation routes, Live Oak benefits from consistent interstate travel demand and accessibility to major employment centers across North Florida and South Georgia. Suwannee County is known for its natural springs, outdoor recreation, and agricultural heritage, drawing leisure visitors year-round to destinations such as the Suwannee River, Ichetucknee Springs State Park, and numerous freshwater springs throughout the region. The area is anchored by regional healthcare providers, the Suwannee County School District, and a growing base of distribution, logistics, and light industrial employers supported by its high way infrastructure. Additionally, Live Oak hosts the Spirit of the Suwannee Music Park, a nationally recognized live music venue and campground that attracts significant seasonal tourism and large-scale events, reinforcing steady lodging demand within the market.