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Heritage Inn & Suites 765 Highway 51 S 39 Room Hotel Ripley, TN 38063 $1,300,000 ($33,333/Room)
Investment Highlights
- Franchise conversion ready (PIPs for ABVI by Sonesta or Super 8 by Wyndham) for strong ADR/RevPAR upside
- Prime U.S. Highway 51 frontage with high visibility (18,000+ daily vehicles)
- Free WiFi throughout property + ample free on-site parking
- Recent $200K+ capital improvements (new roof, full guestroom renovations, tankless heaters)
- Heated indoor saltwater pool – rare amenity boosting year-round guest appeal
- On-site hot tub for added relaxation and competitive edge
Executive Summary
Heritage Inn & Suites | Ripley, TN
Price Reduced to $1,300,000 | 39 Keys | Value-Add Opportunity
Well-positioned 39-key independent hotel (2 keys used as manager’s apartment) on high-visibility U.S. Highway 51 in Ripley, TN. Now offered at a reduced price of $1,300,000, this asset offers strong revenue momentum, recent capital improvements, and clear upside through brand conversion.
Investment Highlights
Strong Revenue Growth — YTD May 2026 room revenue of $161,334, up 30.5% vs. same period in 2025. 2025 full-year revenue: $295,413 with $64.66 ADR
High-Margin Operations — Historical NOI margins above 50% with efficient 39-room layout and low operating complexity
Recent Capital Improvements — ~$200K invested (2022–2024) including new roof, tankless water heaters, guestroom renovations, hallway carpets, paint, and exterior work — minimizing near-term capex
Differentiated Amenity — Heated indoor saltwater pool (rare in economy segment) plus owned soda/ice vending machines for ancillary income
Prime Highway Location — Direct US 51 frontage with 18,000+ daily vehicles; ~45 minutes to Ford BlueOval City and 55 miles to Memphis
Brand Conversion Opportunity
Strong candidate for conversion to either America’s Best Value Inn by Sonesta (ABVI) or Super 8 by Wyndham. PIP available for Super 8 (key money being offered on select deals). Both brands provide enhanced distribution, loyalty programs, and marketing support with potential for RevPAR uplift.
Demand Drivers
Local industrial employers (Komatsu, TVA Lagoon Creek), Fort Pillow State Park, Alex Haley Museum, Lauderdale County Tomato Festival, and regional spillover from BlueOval City construction and operations.
Ideal for owner-operators or investors seeking a high-margin asset with operational and brand upside.
Financing available
Price Reduced to $1,300,000 | 39 Keys | Value-Add Opportunity
Well-positioned 39-key independent hotel (2 keys used as manager’s apartment) on high-visibility U.S. Highway 51 in Ripley, TN. Now offered at a reduced price of $1,300,000, this asset offers strong revenue momentum, recent capital improvements, and clear upside through brand conversion.
Investment Highlights
Strong Revenue Growth — YTD May 2026 room revenue of $161,334, up 30.5% vs. same period in 2025. 2025 full-year revenue: $295,413 with $64.66 ADR
High-Margin Operations — Historical NOI margins above 50% with efficient 39-room layout and low operating complexity
Recent Capital Improvements — ~$200K invested (2022–2024) including new roof, tankless water heaters, guestroom renovations, hallway carpets, paint, and exterior work — minimizing near-term capex
Differentiated Amenity — Heated indoor saltwater pool (rare in economy segment) plus owned soda/ice vending machines for ancillary income
Prime Highway Location — Direct US 51 frontage with 18,000+ daily vehicles; ~45 minutes to Ford BlueOval City and 55 miles to Memphis
Brand Conversion Opportunity
Strong candidate for conversion to either America’s Best Value Inn by Sonesta (ABVI) or Super 8 by Wyndham. PIP available for Super 8 (key money being offered on select deals). Both brands provide enhanced distribution, loyalty programs, and marketing support with potential for RevPAR uplift.
Demand Drivers
Local industrial employers (Komatsu, TVA Lagoon Creek), Fort Pillow State Park, Alex Haley Museum, Lauderdale County Tomato Festival, and regional spillover from BlueOval City construction and operations.
Ideal for owner-operators or investors seeking a high-margin asset with operational and brand upside.
Financing available
Data Room Click Here to Access
- Offering Memorandum
Property Facts
| Price | $1,300,000 | Lot Size | 1.03 AC |
| Price Per Room | $33,333 | Building Size | 18,975 SF |
| Sale Type | Investment | No. Rooms | 39 |
| Sale Condition | Business Value Included | No. Stories | 2 |
| Property Type | Hospitality | Year Built/Renovated | 2000/2024 |
| Property Subtype | Hotel | Parking Ratio | 2.58/1,000 SF |
| Building Class | C | Corridor | Interior |
| Zoning | B2 - Zoned B2 Highway Commercial – allows for hotels, retail, restaurants, and other auto-oriented commercial uses. | ||
| Price | $1,300,000 |
| Price Per Room | $33,333 |
| Sale Type | Investment |
| Sale Condition | Business Value Included |
| Property Type | Hospitality |
| Property Subtype | Hotel |
| Building Class | C |
| Lot Size | 1.03 AC |
| Building Size | 18,975 SF |
| No. Rooms | 39 |
| No. Stories | 2 |
| Year Built/Renovated | 2000/2024 |
| Parking Ratio | 2.58/1,000 SF |
| Corridor | Interior |
| Zoning | B2 - Zoned B2 Highway Commercial – allows for hotels, retail, restaurants, and other auto-oriented commercial uses. |
Amenities
- Pool
- High Speed Internet Access
- Public Access Wifi
- Hot Tub
Room Mix Information
| Description | No. Rooms | Daily Rate | SF |
|---|---|---|---|
| Guest Room | 39 | $63.00 | - |
1 1
Somewhat walkable
20/100
Exceptionally drivable
100/100
Somewhat bikeable
30/100
Property Taxes
| Parcel Number | 094-027.14 | Improvements Assessment | $273,200 |
| Land Assessment | $26,800 | Total Assessment | $300,000 |
Property Taxes
Parcel Number
094-027.14
Land Assessment
$26,800
Improvements Assessment
$273,200
Total Assessment
$300,000
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Heritage Inn & Suites | 765 Highway 51 S