INVESTMENT HIGHLIGHTS

PORTFOLIO OVERVIEW

The Comfort Suites and Sleep Inn University are ideally positioned just off Interstate 25, providing excellent regional connectivity and direct access to Las Cruces’ most prominent demand drivers. The Hotels are located less than one mile from New Mexico State University (NMSU), a Carnegie R1 research institution and the city’s largest employer, enrolling over 14,000 students and generating year-round lodging demand from academic visitors, athletic events, and student-related travel. Memorial Medical Center, located under two miles away, is a 199-bed acute care hospital serving as a key healthcare hub for southern New Mexico and West Texas, drawing consistent demand from patients, families, and medical professionals. The Hotels also benefit from proximity to government and aerospace facilities, including White Sands Missile Range and NASA’s test site, which contribute to transient corporate and government-related stays. Additional demand is driven by the area’s rich cultural and natural attractions, including historic Old Mesilla, the Organ Mountains- Desert Peaks National Monument, and nearby White Sands National Park. With strong visibility and accessibility along the I-25 corridor, the Hotels are well-positioned to capture a wide range of corporate, academic, medical, and leisure demand.

OPERATIONAL SYNERGIES 

Situated on the same parcel, the Comfort Suites and Sleep Inn University in Las Cruces benefit from shared operational efficiencies across key departments, including management, sales, housekeeping, and maintenance. This co-location enables a new owner to streamline staffing, reduce overhead expenses, and drive operational performance across both Hotels. The ability to leverage shared resources enhances profitability and creates economies of scale not typically achievable with standalone assets, positioning the portfolio as a highly efficient and cost-effective investment opportunity. 

RECENTLY RENOVATED COMFORT SUITES 

The Comfort Suites University underwent a substantial renovation in 2023, with approximately $800,000 invested—equating to just over $13,000 per key. The renovation included updates to guestrooms, common areas, and exterior elements, bringing the property in line with current brand standards and enhancing its competitive position in the market. The recent improvements reduce near-term capital expenditure requirements and provide a strong physical foundation for continued operational performance. 

LIMITED NEW SUPPLY 

The Las Cruces hotel market remains supply-constrained, with no new hotels under construction within a five-mile radius of the Hotels. This limited development pipeline ensures a stable competitive environment, allowing a new owner to focus on revenue growth and operational efficiency without the risk of significant new supply disrupting performance. 

OFFERED BELOW REPLACEMENT COST 

The Comfort Suites and Sleep Inn University are offered at a significant discount to replacement cost, presenting an attractive opportunity to acquire two adjacent, well-positioned assets in the heart of Las Cruces. Given today’s elevated land, labor, and construction costs, developing comparable hotels in this market would require a substantially higher investment basis. This offering allows a new owner to acquire two established, branded assets with operational efficiencies already in place—below the cost to build new—while benefiting from stable in-place cash flow and strong long-term demand drivers.

LISTING CONTACTS

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ABOUT HUNTER

Hunter Hotel Advisors is the leading investment advisory firm focused exclusively on the hotel industry. Their seasoned team of investment professionals and offices nationwide consistently provide clients with optimal results in hotel brokerage, financial advisory and capital markets services of any size or complexity. With over 45 years of experience in both full and select-service single assets as well as portfolio marketing, the firm’s capacity in valuation, economic analysis, and industry relationships has allowed HUNTER to consistently maximize value regardless of market conditions.

Hunter Hotel Advisors is the founder and producer of the well-known and respected Hunter Hotel Investment Conference. Since their first conference in 1989, they have had a consistent focus on producing an educational and networking format based on real estate and finance for hotel owners.