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THE "EXECUTIVE LODGE" OPPORTUNITY 2463 E Sharon Rd 60 Room Hotel Cincinnati, OH 45241 $3,800,000 ($63,333/Room)
INVESTMENT HIGHLIGHTS
- The property has been renovated and requires zero immediate PIP (Property Improvement Plan). You can start leasing corporate units Day 1
- By targeting corporate contracts ($2,000/mo), you reduce OpEx (housekeeping/marketing) while stabilizing cash flow.
- High Barrier-to-Entry Market: The desirable location and established nature of the area limit the threat of new competition, protecting market share
- Adjacent to I-75/I-275 and minutes from the Ford Plant and Sharonville Convention Center
- Visiting engineers don't want a "man camp," but they don't want a 12-month apartment lease. We fill the gap with "Executive Efficiency" suites.
EXECUTIVE SUMMARY
The Quality Inn Sharonville is a turnkey hospitality asset located in the heart of Cincinnati's industrial corridor. While it currently operates successfully as a transient hotel, the highest and best use lies in pivoting to Corporate Extended Stay.
The Sharonville/Blue Ash submarket is home to major employers like the Ford Transmission Plant and GE Aviation suppliers. These companies rely on a constant rotation of process engineers, safety inspectors, and corporate trainers.
The Opportunity:
Acquire a meticulously maintained, 60-key asset at ~$63k per key. Pivot operations from nightly tourism to Monthly Corporate Leases for industrial professionals.
WHY SHARONVILLE? THE INDUSTRIAL ENGINE
Sharonville is the "Workshop of Cincinnati," hosting a density of advanced manufacturing and corporate HQs that drives consistent business travel.
1. The Anchor: Ford Sharonville Transmission Plant
Driver: A massive employer that constantly cycles in specialized engineering and retooling teams from Detroit and global offices.
The Need: These professionals typically stay for 3–9 months. They require clean, safe, and modern housing with amenities like a gym and breakfast.
2. The Tech & Aerospace Corridor
Driver: The I-75 corridor north of Cincinnati is a hub for aerospace suppliers (GE Aviation ecosystem) and logistics tech.
Impact: High demand for "Project-Based" housing for consultants and IT implementation teams.
3. The Convention Center
Driver: The Sharonville Convention Center brings in trade show vendors and event staff who need affordable, week-long accommodations.
The Units
• Work-Ready: Convert standard hotel desks into proper workstations with ergonomic chairs and enhanced lighting.
• Tech-Enabled: Upgrade to enterprise-grade fiber Wi-Fi (critical for engineers uploading large files).
• Comfort: Keep the high-quality hotel bedding but add "extended stay" touches like larger mini-fridges and premium coffee makers.
The Amenities (The "Third Place")
• Co-Working Lounge: Convert the breakfast area into a 24/7 co-working space with free coffee. This allows guests to work "from home" without being stuck in their room.
• Wellness Focus: The existing fitness center and indoor pool are major selling points for white-collar workers who value health.
• Security: 24-hour front desk provides a level of service and safety that Airbnb or apartments cannot match.
THE "GOLDILOCKS" SOLUTION
Corporate apartments require 3-month minimums, credit checks, and utility setups. Hotels are too expensive ($120/night) for long-term projects.
Our Competitive Moat:
1. Flexibility: We offer monthly terms with zero friction (no utility setup, no credit check).
2. All-Inclusive: Rate includes rent, utilities, Wi-Fi, gym, pool, and breakfast.
3. Price: At $2,000/month, we are significantly cheaper than a corporate apartment ($3,500+) or a standard hotel stay ($3,600+).
The Sharonville/Blue Ash submarket is home to major employers like the Ford Transmission Plant and GE Aviation suppliers. These companies rely on a constant rotation of process engineers, safety inspectors, and corporate trainers.
The Opportunity:
Acquire a meticulously maintained, 60-key asset at ~$63k per key. Pivot operations from nightly tourism to Monthly Corporate Leases for industrial professionals.
WHY SHARONVILLE? THE INDUSTRIAL ENGINE
Sharonville is the "Workshop of Cincinnati," hosting a density of advanced manufacturing and corporate HQs that drives consistent business travel.
1. The Anchor: Ford Sharonville Transmission Plant
Driver: A massive employer that constantly cycles in specialized engineering and retooling teams from Detroit and global offices.
The Need: These professionals typically stay for 3–9 months. They require clean, safe, and modern housing with amenities like a gym and breakfast.
2. The Tech & Aerospace Corridor
Driver: The I-75 corridor north of Cincinnati is a hub for aerospace suppliers (GE Aviation ecosystem) and logistics tech.
Impact: High demand for "Project-Based" housing for consultants and IT implementation teams.
3. The Convention Center
Driver: The Sharonville Convention Center brings in trade show vendors and event staff who need affordable, week-long accommodations.
The Units
• Work-Ready: Convert standard hotel desks into proper workstations with ergonomic chairs and enhanced lighting.
• Tech-Enabled: Upgrade to enterprise-grade fiber Wi-Fi (critical for engineers uploading large files).
• Comfort: Keep the high-quality hotel bedding but add "extended stay" touches like larger mini-fridges and premium coffee makers.
The Amenities (The "Third Place")
• Co-Working Lounge: Convert the breakfast area into a 24/7 co-working space with free coffee. This allows guests to work "from home" without being stuck in their room.
• Wellness Focus: The existing fitness center and indoor pool are major selling points for white-collar workers who value health.
• Security: 24-hour front desk provides a level of service and safety that Airbnb or apartments cannot match.
THE "GOLDILOCKS" SOLUTION
Corporate apartments require 3-month minimums, credit checks, and utility setups. Hotels are too expensive ($120/night) for long-term projects.
Our Competitive Moat:
1. Flexibility: We offer monthly terms with zero friction (no utility setup, no credit check).
2. All-Inclusive: Rate includes rent, utilities, Wi-Fi, gym, pool, and breakfast.
3. Price: At $2,000/month, we are significantly cheaper than a corporate apartment ($3,500+) or a standard hotel stay ($3,600+).
DATA ROOM Click Here to Access
- Offering Memorandum
- Miscellaneous
PROPERTY FACTS
| Price | $3,800,000 | Building Size | 34,614 SF |
| Price Per Room | $63,333 | No. Rooms | 60 |
| Sale Type | Investment | No. Stories | 3 |
| Property Type | Hospitality | Year Built/Renovated | 1999/2008 |
| Property Subtype | Hotel | Tenancy | Single |
| Building Class | B | Parking Ratio | 2.02/1,000 SF |
| Lot Size | 1.24 AC | Corridor | Interior |
| Zoning | Commercial - Hotel | ||
| Price | $3,800,000 |
| Price Per Room | $63,333 |
| Sale Type | Investment |
| Property Type | Hospitality |
| Property Subtype | Hotel |
| Building Class | B |
| Lot Size | 1.24 AC |
| Building Size | 34,614 SF |
| No. Rooms | 60 |
| No. Stories | 3 |
| Year Built/Renovated | 1999/2008 |
| Tenancy | Single |
| Parking Ratio | 2.02/1,000 SF |
| Corridor | Interior |
| Zoning | Commercial - Hotel |
AMENITIES
- Business Center
- Fitness Center
- Indoor Pool
- Public Access Wifi
- Smoke-Free
ROOM MIX INFORMATION
| DESCRIPTION | NO. ROOMS | DAILY RATE | SF |
|---|---|---|---|
| Suite | 9 | $98.00 | - |
| Guest Room | 51 | $84.00 | - |
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PROPERTY TAXES
| Parcel Numbers | Improvements Assessment | $1,033,673 | |
| Land Assessment | $191,328 | Total Assessment | $1,225,001 |
PROPERTY TAXES
Parcel Numbers
Land Assessment
$191,328
Improvements Assessment
$1,033,673
Total Assessment
$1,225,001
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THE "EXECUTIVE LODGE" OPPORTUNITY | 2463 E Sharon Rd
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