Why This Deal Works: The location is about as good as it gets in Flagstaff. You’re at the I-40/I-17 interchange with NAU right there and downtown walkable. Flagstaff is the main gateway to the Grand Canyon - 80 miles south of the park - so you capture all that tourist traffic. Between Grand Canyon visitors, NAU (30,000+ students), Snowbowl skiers, and corporate business, you’ve got demand coming from multiple directions year-round. And here’s the thing about Flagstaff: it is very difficult to build new hotels. Land is limited, you’re at 7,000 feet elevation so construction costs are brutal, and the city doesn’t make it easy. Supply is basically locked. The Property: Built in 2019, so it’s still new. Modern finishes, no deferred maintenance issues, and the owner just added a 53rd room by converting storage space. Country Inn & Suites is a strong flag for this segment - guests love it (9.2/10 location rating, 8.9 overall). Little to no PIP required for a new buyer. The hotel consistently gets great reviews for cleanliness and breakfast quality. The Numbers: The property has run 92-94% occupancy for three straight years. That’s remarkable consistency and it tells you the location works. Average ADR over 2023-2025 was around $141, generating roughly $2.59M in room revenue annually. Here’s where it gets interesting: In 2024, expenses were 56.4% of revenue. The hotel generated $1.25M NOI (10.5% cap), 1.58 debt coverage, and delivered 15.4% cash- on-cash returns. That’s a really well-run hotel. Then in 2025, expenses jumped to 66.2%. NOI dropped to $833K (7% cap) and cash flow fell to 1.4%. But here’s the key - occupancy stayed at 93% and revenue only dropped slightly. This wasn’t the market falling apart. This was operational inefficiencies. The Opportunity: Please visit the property website to access the OM and Deal Room. See property website in "Links"