The Frances Modern Inn 1123 E 11th St 15 Room Hotel Austin, TX 78702 $8,950,000 ($596,667/Room)

The Frances Modern Inn presents a rare opportunity to acquire a stabilized, design-forward 15-room boutique hotel with significant upside potential in one of Austin’s most desirable urban neighborhoods. This turnkey hospitality asset includes ±3,600 square feet of fully built-out, designer-finished restaurant space, offering immediate potential for an end-user concept or leased F&B income stream. A potential food & beverage tenant is available, providing an excellent opportunity for buyers seeking passive restaurant income without the need to operate in-house. Owner financing may be considered for qualified buyers, offering added flexibility in acquisition structure.
Constructed with a modern aesthetic and high-quality materials, The Frances combines architectural appeal with operational efficiency. Each of the 15 guest rooms is thoughtfully designed with clean lines, curated furnishings, and upscale finishes that appeal to today’s experience-driven traveler. The hotel operates on a streamlined model with remote keyless entry, digital check-in, and minimal staffing requirements, keeping overhead low and margins attractive. Strong occupancy history and glowing guest reviews reinforce the property's strong market position.
A standout amenity is the rooftop lounge, offering unparalleled 360-degree views of Downtown Austin, the Texas State Capitol, the University of Texas, and East Austin. This unique space creates a premium setting for private events, exclusive guest access, or a future rooftop bar concept. Its skyline views make it a highly marketable feature with strong income-producing potential — a rarity among boutique assets in Austin. The rooftop is accessible via stairs only, adding a sense of exclusivity to the experience.
The ±3,600 SF restaurant space on the ground floor is fully equipped with a commercial kitchen, bar, tile floors, designer lighting, and refined millwork. With direct street frontage, strong pedestrian visibility, and excellent access, the space is ideally suited for a chef-driven concept or boutique operator. Zoned for commercial use and supported by both on-site and off-site parking, this restaurant enhances the overall guest experience and presents an additional source of revenue.
The property also includes a basement level with back-of-house storage, laundry facilities, and staff support areas — a valuable operational asset for hospitality management. A private elevator serves the basement – Level 3, providing efficient access for staff and improving operational flow. The rooftop is accessible by stairs.
Positioned minutes from Downtown, South Congress, East Austin, UT Campus, and major transit corridors, The Frances benefits from year-round demand drivers such as tourism, business travel, UT events, SXSW, ACL, and more. The surrounding area is rapidly evolving, with a growing mix of residential, commercial, and entertainment developments — further enhancing long-term property value and investor appeal.
Additional Highlights:
±6,494 SF building on ±0.1647-acre lot (7,173 SF)
Newer construction with energy-efficient systems and high-end architectural design
Professionally curated interiors with consistent boutique branding
Rooftop lounge with panoramic city views and flexible revenue potential
Basement with laundry, storage, and back-of-house facilities
A private elevator serves the basement – Level 3; rooftop accessible by stairs
Streamlined operations with digital check-in and keyless entry
Strong OTA ratings and consistent 5-star guest reviews
Limited on-site private parking — a rare amenity in Central Austin
Additional off-site parking currently in place
Commercial zoning with flexibility for future repositioning or redevelopment
Walkable to restaurants, retail, and Austin’s premier cultural destinations
Potential F&B tenant in place for buyers seeking passive lease income
Owner financing available for qualified buyers, subject to terms
This is a rare chance to own a high-performing, architecturally distinctive boutique hospitality property with multiple income streams and long-term upside — located in the heart of one of the most dynamic and fastest-growing cities in the U.S.
Call Brian Copland (Owner / Agent) with eXp Realty with any questions - 512-576-0288