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Simple Interest in a Beachside Hotel with Brand Flexibility Lido Beach, FL

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Simple Interest in a Beachside Hotel with Brand Flexibility Lido Beach, FL EXCEPTIONAL OPPORTUNITY TO ACQUIRE FEE-SIMPLE INTEREST IN A BEACHSIDE HOTEL WITH BRAND FLEXIBILITY Lido Beach, FL OFFERING SUMMARY INVESTMENT OVERVIEW Holliday Fenoglio Fowler, L.P. (“HFF”) is pleased to offer, on an exclusive basis, the opportunity PROPERTY SUMMARY to acquire the fee-simple interest in the Holiday Inn Sarasota-Lido Beach (the “Hotel” or the “Property”). The 135-key, interior-corridor Hotel offers 300 linear feet of beachside frontage ADDRESS: 233 Benjamin Franklin Drive, Sarasota, FL 34236 along Benjamin Franklin Drive on Lido Key, which is wedged between world-renowned YEAR BUILT/ 1970 / 2016 beaches of Siesta Key and Longboat Key in Sarasota County, Florida. RENOVATED: GUEST ROOMS: 135 Additionally, the Hotel is just moments from St. Armand’s Circle shops, minutes from Downtown Sarasota, and six miles from the Sarasota-Bradenton International Airport. In Q1 2016, current MEETING SPACE: 5,000 SF (Indoor) and 3,000 SF (Outdoor) ownership completed an extensive $6.1 million ($45,000 per key) renovation, which upgraded FOOD & Sand Dollar Dining Room the entire Property. The Hotel is encumbered with a management contract (10 years remaining) BEVERAGE: Kokonuts Lounge & Tiki Bar with Ocean Properties, a preeminent Florida lodging operator. While the Hotel is currently Business Center Complimentary beach towels encumbered by the Holiday Inn brand, expiring in 2024, there remains the potential to either AMENITIES: Fitness Center Outdoor Pool explore alternative branding options or negotiate an extension with IHG. 2 Lido Beach, FL HOLIDAY INN LIDO BEACH OFFERING SUMMARY INVESTMENT PROPERTY SUMMARY ADDRESS: 233 Benjamin Franklin Drive, Sarasota, FL 34236 HIGHLIGHTS YEAR BUILT/ 1970 / 2016 RENOVATED: Irreplaceable Beachside Location GUEST ROOMS: 135 The Property boasts 300 feet of frontage along Ben Franklin Drive, directly across the street from Lido Key Beach with permanent, unobstructed MEETING SPACE: 5,000 SF (Indoor) and 3,000 SF (Outdoor) views of the Gulf of Mexico. The Hotel is situated in an extremely high-barrier-to-entry, coveted location due to a dearth of developable land on FOOD & Sand Dollar Dining Room Lido Key. Lido Key Beach is less than a mile and a half north of Siesta Key Beach, which was ranked as the #5 Best Beach in the World by BEVERAGE: Kokonuts Lounge & Tiki Bar TripAdvisor in 2017. The Property’s location is complemented by upscale retail shops at St. Armand’s Circle, just a quarter mile away. Business Center Complimentary beach towels AMENITIES: Fitness Center Outdoor Pool Recently Renovated with Minimal Capital Requirements A new owner will step into a brand new asset with minimal capital requirements. Beginning in 2013, the Property underwent a $6.1 million ($45,000 per key) renovation completed in Q1 2016, which upgraded the entire property. The Property’s excellent physical quality today is comparable to boutique, beachside hotels across the greater Tampa and Sarasota-Bradenton markets. Strong In-Place Cash Flows with Tangible Upside The Hotel’s cash flows have quickly ramped following the completion of the renovation. Net operating income grew 27.4% from 2015 to 2016 and is on track to increase an additional 50.8% through year-end 2017. The reforecasted 2017 NOI demonstrates a recovery back to the previous high watermark of pre-renovation 2013. With a newly renovated property, a new owner should be able to continue this strong performance and push cash flow to never before seen levels. Thriving Lodging Market The Hotel is located on Lido Key, part of the greater Sarasota-Bradenton lodging market, which experienced a RevPAR compound annual growth rate of 8.7% between 2011 and 2016. While there is some new supply in the Sarasota area, it is virtually all in the CBD. Beachfront real estate is more insulated from this new supply. Despite the new supply, the overall market continues to perform well. Preeminent Management Company The Hotel is offered encumbered by a management agreement with Ocean Properties, ending in July 2027. Ocean Properties is a privately held operating and development group headquartered in Delray Beach, FL with a portfolio of 67 hotels, including 41 in Florida. Ocean has strong relationships with major brands such as IHG, Marriott, and Hilton as a best-in-class operator in FL, as well as experience operating independent, boutique properties under their proprietary Opal Collection. Ocean has created tremendous value for the Hotel during the current ownership tenure and will continue to enhance performance during the remainder of the management agreement term. 3 INVESTMENT HIGHLIGHTS Dominant Brand and Distribution System Holiday Inn is a full-service hotel chain within the InterContinental Hotels Group (IHG) family of brands. IHG is one of the world’s leading hotel companies, located in nearly 100 countries and territories across the globe. Holiday Inn hotels are known for comfort, value, and dependability. As the world’s most recognized hotel brand with over 1,200 locations, Holiday Inn hotels host 100 million guests annually, thereby proving the popularity of the brand. In fact, 9 out of 10 travelers have stayed at a Holiday Inn hotel globally, more than any other hotel brand. The brand has exceptionally strong recognition among Latin American and European tourists, one of the fastest-growing segments of travelers visiting Florida. Pricing Expectations Supported by High per Key Comparable Sales The Gulf Coast of Florida, Hillsborough and Sarasota Counties in particular, has experienced robust performance due to extremely high barriers to entry, making it a highly coveted market to invest in. As show in the chart below, there have been several comparable, high-priced trades of beachside assets in recent years. SALES COMPARABLES Property Name City Date Keys Year Built Sale Price Price/Key DON CESAR BEACH RESORT St. Pete Beach Feb-17 277 1928 151,830,600 548,125 BEACH HOUSE SUITES BY DON CESAR St. Pete Beach Feb-17 70 1992 50,863,300 726,619 SIRATA BEACH RESORT1 St. Petersburg Jan-17 382 1968 112,000,000 293,193 BLUE WATERS BEACH CLUB Holmes Beach Dec-16 31 1959 9,500,000 306,452 THE KIMPTON HOTEL ZAMORA2 St. Pete Beach Dec-16 50 2010 14,525,000 290,500 HYATT REGENCY CLEARWATER BEACH3 Clearwater Beach Feb-16 250 2010 120,500,000 482,000 HOLIDAY INN SANIBEL ISLAND Sanibel Dec-15 98 1975 27,000,000 275,510 WEIGHTED AVERAGE PRICE PER KEY: $416,588 1. Expected to spend north of $20,000 per key in capital improvements. 2. Not beachfront 3. On a ground lease with less than 65 years remaining. Expected to spend $20,000-$30,000 per key. 4 Source: Real Capital Analytics & HFF Research HOLIDAY INN LIDO BEACH OFFERING SUMMARY VALUE ENHANCEMENTS Potential Branding Optionality The Seller has offered to sell the Property either encumbered of the Holiday Inn brand or or delivered as an independent hotel to allow an investor to explore repositioning strategies. Although Holiday Inn contributed a significant portion of the Property’s guestroom demand in 2016, the Hotel represents the only non-boutique product on Lido Key, thus bringing into question the necessity of the system, especially with the already established connection to a major operator’s reservation tools. An investor is afforded the opportunity to choose between retaining the Holiday Inn brand with a proven track record, pursuing a more luxurious brand to drive performance, or operating as an independent property. Drive Group Business An investor can reduce the negative impact of seasonality in the weaker September-January months by focusing more heavily on group business during the week days, where the Property has historically underperformed. The newly finished guestrooms, renovated meeting spaces, and expansion of the lobby bar/lounge and pool deck bar will allow the operator to sell a higher-quality package than previously offered at the Property. Furthermore, there remains opportunity to bring the catering in-house or package the F&B operations with the restaurant as part of a third-party lease. Lease Out the Restaurant Operations to a Third Party An investor can choose to outsource the operations of the three-meal-a-day restaurant, the Sand Dollar Dining Room, located on the 7th floor. The restaurant is easily accessible to both guests and visitors of the Hotel via a separate, glass elevator, which is currently not in use. The newly renovated space is the only elevated restaurant that offers sweeping views of the Gulf of Mexico on Lido Key. Effective marketing from a third party operator will further activate the space and attract the high-end shoppers from the proximate St. Armand’s Circle (138 stores) along John Ringling Causeway (34,000 vehicles per day) and provide a consistent operating lease income to the bottom line. 5 SARASOTA-BRADENTON INTERNATIONAL AIRPORT DOWNTOWN (6.4 MILES) SARASOTA (3.6 MILES) SARASOTA MEMORIAL HOSPITAL (4.3 MILES) ST. ARMAND’S CIRCLE SHOPS: MOTE AQUARIUM BRIGHTON BIRD KEY TOMMY BAHAMA AVERAGE HOME PRICE $1.6 Million MICHAEL’S SARASOTA STARBUCKS YACHT CLUB SPERRY ST. ARMAND’S KEY S BOULEVARD OF THE PRESIDENTS AVERAGE HOME PRICE RINGLING CAUSEWAY (34,000 VPD) $593,000 LidoLido Beach,Beach, FLFL BENJAMIN FRANKLIN DRIVE LIDO KEY BEACH BEACH PAVILLON GULF OF MEXICO 6 PROPERTY OVERVIEW Lido Beach, FL BENJAMIN FRANKLIN DRIVE 7 hfflp.com INVESTMENT ADVISORY CAPITAL MARKETS HFF New York Daniel C. Peek KC Patel Scott Wadler 45 Rockefeller Plaza Senior Managing Director Senior Director Senior Director Suite 2400 Head HFF Hotel Group (212) 632-1814 (305) 421-6542 New York, NY 10111 (212) 632-1813 [email protected] [email protected] (T): (212) 245-2425 [email protected] HFF Tampa Preston Reid 101 E Kennedy Boulevard Director Suite 3905 (813) 387-9905 Tampa, FL 33602 [email protected] (T): (813) 387-9900 HFF Miami Kevin Ross 1450 Brickell Avenue Analyst Suite 2950 (305) 421-6557 Miami, FL 33131 [email protected] (T): (305) 448-1333 HFF has been engaged by the owner of the property to market it for sale.
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