Best Western TimberRidge Inn 120 W 18th St 46 Room Hotel Grove, OK 74344 $4,700,000 ($102,174/Room) 9.99% Cap Rate

Conventional, SBA 504 & 7(a), and other Financing Options Available
Priced at 3.2x Room Revenue Multiple (RRM)

UPDATED PERFORMANCE HIGHLIGHTS
T12 Revenue: $1,430,000+
YTD Revenue Growth: $70,000+ through mid-March
February RevPAR: +56% Year-Over-Year
Event-Driven Demand: Newly opened Wolf Creek Expo Center (approximately 50,000 SF, January 2026) driving strong group, convention, and weekend traffic
These metrics reflect a hotel that is materially outperforming its competitive set and exhibiting continued top-line momentum entering 2026.

PROPERTY OVERVIEW:
The Best Western TimberRidge Inn offers the opportunity to acquire a high-performing, absentee-owned, 46-room branded hotel in Grove, Oklahoma—the primary lodging market serving Grand Lake, one of the most popular recreational destinations in the region.
The property was originally developed by the current ownership and has been held for over 30 years with no prior sale, demonstrating the durability and reliability of the hotel’s cash flow over multiple market cycles.
Ownership is absentee, typically visiting the property once per year, while the hotel is operated by a long-tenured on-site management team and key staff members have been with the hotel 15–20 years, contributing to operational stability, consistent performance, and strong guest satisfaction.

NEW MAJOR DEMAND DRIVER:
A significant new demand catalyst is now online with the opening of the Wolf Creek Expo Center, located approximately one mile from the property. The ~50,000 square-foot facility opened in January 2026 and is already hosting trade shows, festivals, community events, and regional gatherings, with additional corporate and business programming scheduled throughout 2026 and beyond.
This facility represents a permanent, institutional-grade demand generator that did not exist in prior operating periods and is expected to meaningfully support occupancy and ADR growth going forward.

INVESTMENT SUMMARY:
Asking Price: $4,700,000
Room Count: 46
Brand Affiliation: Best Western (qualifies for auto-transfer)
Year Built / Renovated: 1997 / 2024
Land: Sufficient site area to potentially add 15–20 additional rooms (approved by Best Western)

VALUE CREATION & UPSIDE
This is not a distressed or turnaround opportunity. The upside for a new owner lies in measured, low-risk value enhancement, including:
Modest lobby updates and selective guestroom refreshes over time, ideally during slower seasonal periods
Capturing ADR growth tied to increased group and event demand from the new Expo Center
Continued operational consistency under experienced management
Tax advantages from future capital improvements

KEY VALUE DRIVERS
High-performing midscale hotel with accelerating top-line growth
Major new, permanent demand generator entering its first full year of operation
Absentee ownership structure with long-tenured on-site management and staff
Attractive valuation relative to current and projected revenue
Over 30 years of uninterrupted ownership since development, underscoring durable cash flow and long-term asset resilience
Only other branded hotel in market is Days Inn, which is a lower chain scale
No new hotels in development pipeline