SBA hotel feasibility study sample (limited-service).
A redacted 8-page excerpt from a completed SBA 504 limited-service hotel feasibility study — Hampton Inn franchisee acquisition in a tier-2 Sun Belt submarket. STR-grade competitive set, demand source analysis, projected ADR / Occupancy / RevPAR, financial projections, DSCR sensitivity, and the SBA-specific certification page. Operator name, exact address, and specific financials redacted.
Back to all samplesAbout this sample.
This sample is an 8-page excerpt from an SBA 504 feasibility study delivered for a Hampton Inn franchisee acquiring a limited-service hotel in a tier-2 Sun Belt market. The original engagement was scoped to satisfy SBA SOP 50 10 8 documentation expectations on special-purpose property classification, plus the conventional senior bank's underwriting requirements for the 50 percent senior loan portion of the 504 capital stack. The deliverable closed at 90 percent LTC across SBA debenture, senior bank, and sponsor equity.
The excerpt covers the Executive Summary opening pages, the Lodging Market Overview methodology page, the Competitive Set Analysis with one full redacted comp entry, the Demand Analysis showing demand source segmentation methodology, and the Conclusion of Feasibility certification page. Operator name, sponsor name, exact address (city and state preserved), and specific financial figures are redacted; STR-grade competitive set construction, demand methodology, projection format, sensitivity testing, and SBA-specific citations are preserved exactly as delivered.
The full deliverable was 94 pages. This excerpt is a representative cross-section showing the practice's actual format for SBA 504 limited-service hotel engagements.
Sample specifications
What the full deliverable contains.
The original 94-page deliverable covers eleven sections. The 8-page excerpt below shows pages from sections marked with "✓ in excerpt."
Full deliverable table of contents
The 8-page excerpt covers Sections 01, 04, 05, 06, and 11 — a representative cross-section showing executive summary structure, market overview methodology, competitive set construction, demand analysis approach, and the certification page.
Two exhibits from the excerpt.
A redacted competitive set table from Section 05, and a demand source segmentation chart from Section 06. Both shown as visual previews; the full PDF download contains them at delivery quality.
| Property | Year | Keys | Submarket | Occ | ADR | RevPAR |
|---|---|---|---|---|---|---|
| [REDACTED] | 2018 | 110 | Primary | 73.4% | $128 | $93.95 |
| [REDACTED] | 2015 | 92 | Primary | 71.8% | $135 | $96.93 |
| [REDACTED] | 2019 | 124 | Secondary | 68.2% | $116 | $79.11 |
| [REDACTED] | 2017 | 86 | Primary | 75.1% | $142 | $106.64 |
| SUBJECT (Hampton Inn) | 2003 PIP 2024 | 96 | Primary | TBD | TBD | TBD |
The full deliverable identifies each property with name, brand, parent operator, and detailed amenity / key count comparison. Property names are redacted in this sample; the structure, format, and methodology are preserved.
These two exhibits show the format and analytical depth the practice delivers in the actual engagement. The competitive set methodology in Exhibit 5.2 follows STR-grade construction with primary and secondary submarket designation, occupancy and ADR documentation, and amenity matrix verification. The demand segmentation in Exhibit 6.1 reflects the demand source analysis the SBA underwriter and the senior bank both expect for limited-service hotel deals. The full PDF includes Exhibits 5.1, 5.3, 6.2, 6.3, plus 18 additional exhibits across the deliverable.
What makes this an SBA-specific deliverable.
SBA 504 limited-service hotel feasibility scope addresses three regulatory considerations that conventional bank scope does not require explicitly. First, special-purpose property classification under SOP 50 10 8 — hotels are classified as special-purpose property because resale value depends on continued operation in the same use, which triggers heightened third-party validation requirements. The certification page in this excerpt cites SOP 50 10 8 special-purpose property guidance directly.
Second, owner-operator considerations specific to SBA 504. The 51 percent owner-occupancy threshold for existing buildings (60 percent for new construction) applies to franchise hotel sponsors operating as the sole operator. The Hampton Inn franchisee in this engagement met the threshold with the operating entity occupying the entire building under SBA-eligible structure. The deliverable's management capability section addresses operator track record and regulatory history per SOP 50 10 8 management feasibility requirements.
Third, the conventional senior bank's underwriting requirements layer onto the SBA scope. The senior bank funds 50 percent of project cost; the SBA CDC debenture funds 40 percent; sponsor equity covers 10 percent. The senior bank's tenant rollover analysis (n/a for hotel — no commercial tenants) and multi-threshold DSCR sensitivity testing (1.20-1.35x bank, 1.15x SBA) layer onto the SBA scope on a single deliverable. The bankable framework's SBA-plus-conventional dual-purpose scope is the standard structure for SBA 504 deals.
Read the SBA orientation page →·Read the limited-service hotel sub-pillar →
What's redacted in this sample.
Operator name, sponsor name, and exact street address are redacted to protect the original client's confidentiality (city and state of the subject property are preserved). Specific financial figures are redacted — the projected ADR, occupancy, RevPAR, NOI, and DSCR values that would identify the deal are removed. Where redaction creates ambiguity that affects evaluative usefulness, the practice preserves the format and inserts placeholder values (e.g., "TBD" in the competitive set table for the subject property's projections).
Methodology, regulatory citations, exhibit format, table structure, demand analysis approach, certification page language, and the SBA SOP 50 10 8 references are preserved exactly as delivered. Sponsors evaluating this sample see what they would actually receive in their own SBA 504 hotel engagement, with their own deal's specifics in place of the redacted content.
Reviewed and approved for sample distribution by the original client. The full sample list at /sample-reports describes the redaction approach in detail.
Get the full 8-page PDF.
One email submission delivers the full PDF (8 pages, 1.2 MB). No marketing sequence, no automated follow-up cadence — the address goes only to deliver the sample.
Continue exploring.
Three related pages on the practice site. The pillar covers hospitality feasibility methodology in depth; the sub-pillar covers limited-service hotel-specific scope; the SBA orientation page covers SOP 50 10 8 framework.
Hotel Feasibility Study (pillar)
12-section asset pillar covering institutional hospitality feasibility — limited-service, select-service, full-service, resort, urban, extended-stay, and boutique. Lender matrix, capital cost per key, demand drivers.
Limited-Service Hotel sub-pillar
Sub-pillar covering Hampton Inn, Holiday Inn Express, Home2 Suites, La Quinta and similar limited-service flag-specific feasibility scope. Brand standards, PIP analysis, franchise economics.
SBA Loan Programs (orientation)
SBA SOP 50 10 8 framework, special-purpose property classification, owner-occupancy thresholds, SBA 7(a) vs 504 differences, dual-purpose scoping with conventional bank.
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