Comfort Inn, IAH Corridor, Houston

$3.9 million across 71 rooms is roughly $55,000 a key. For a branded, interior-corridor hotel this close to Bush Intercontinental, that is the number every lender and every operator anchors on. Here is how the band reads:

• Under $45,000 a key is usually a repositioning story, not a stabilized one.
• Over $80,000 a key needs serious room revenue standing behind it.
• The middle, where this one sits, is where properties that already work tend to trade quietly.

Three things I would check before writing an offer

• The PIP. Every flagged hotel that changes hands gets a property improvement plan from the brand: soft goods, case goods, bathrooms, often the public space and the exterior. I have seen them land anywhere from $8,000 a key to $25,000. On 71 rooms that is a swing of more than a million dollars, better than a quarter of the asking price.
• When you ask for it. The brand will give you the scope early if you ask early. Most buyers wait until they are deep in due diligence, find it, and spend the rest of the deal renegotiating from a weak position.
• Whether the crew business conveys. Airport hotels run on a different demand mix than the rest of Houston: crew contracts, delayed-passenger walk-up, project traffic along the Beltway. Crew business is the steadiest money in the building and the easiest to lose, because it is contracted and it is portable. Put that question in writing.

Who it fits

• An operator already running one or two properties who wants a third in a corridor that does not depend on a single employer or a single demand driver.
• A buyer who treats airport demand as the feature it is. It does not spike and it does not vanish.

Who it does not fit

• A first property, or anyone who wants hotel returns without the operating load. Somebody has to answer the phone at two in the morning.
• A buyer who has not priced the PIP before agreeing on a number.

Financing

• SBA 7(a) and 504 both fund owner-operated hotels.
• The lender will want brand approval, the PIP estimate and the trailing financials.
• Under the rules effective October 1, 2026 the equity injection is 10 percent of total project cost, and on a special-purpose asset like a hotel a 504 lender can look for 15.
• Buyers who arrive with their financing already arranged move first on this one.

Not a commitment to lend. Subject to lender underwriting. Terms vary by borrower.

Next step

Operating numbers, trailing financials and franchise documents are released after a signed NDA is verified. Sign it and they come to you by email.