Sunset Suites
0% funded
20-25%
1.8-1.9x
12-15.4%
5 Years
$50K
$1.1M
Overview
Starlight Suites is an 80-key interior corridor hotel reposition in Manning, South Carolina focused on improving guest perception and NOI through targeted—not speculative—capex and a disciplined operating model. The plan is to close off patios/corridors to create more controlled interior access, refresh rooms with LVP, paint/ceiling repairs, lighting, mattresses/soft goods, upgrade the lobby + breakfast, and build 10 suite-style rooms for extended-stay demand. Operations are designed to stay lean and controlled using smart locks, mobile check-in, card-only payments, and controlled after-hours access, supported by a day desk + on-site night runner model. The capital stack is helped by a $300,000 seller carry at 0%, and underwriting is intentionally conservative at 70% occupancy / $100 ADR / 65% opex, with an exit path through refinance after stabilization.
Investment Terms
Min. Investment
$50,000
Hold Period
5 Years
Project Timeline
Phase 1
Permitting & Setup
0-60 Days
Phase 2
Renovation
Months 1-9
Phase 3
Stabilization
Months 10-18
Phase 4
Exit / Refi
Months 18-24
Financing Structure
Key Highlights
- 80-key interior corridor hotel reposition in Manning, South Carolina
- Competitive rate positioning just under Hampton, built to capture value-driven demand in a supply-constrained market
- $1.8M acquisition + ~$1.6M targeted renovation (value-add refresh, not a speculative rebuild)
- $300,000 seller carry at 0% interest, improving the capital stack and lowering friction
- Guest experience upgrades: controlled access, refreshed rooms, lobby + breakfast improvements
- Tech-enabled lean operations: smart locks, mobile check-in, card-only payments, controlled after-hours entry
- Conservative underwriting: 70% occupancy / $100 ADR / 65% operating expense ratio
- Valuation supported by two approaches: income-based (NOI/cap rate) and per-room comp band
- Clear execution path: ~9-month renovation → stabilization months 10–18 → refi/exit window months 18–24
Data Room
Financials, legal docs, market research & more — available to verified investors.
Investment Risk Disclosure
All return figures shown — including projected, target, preferred, or estimated returns — are forward-looking and not guaranteed. Private real estate investments are illiquid and carry significant risks, including the potential loss of principal. Past performance does not guarantee future results. You should review all deal documents before making any funding decision and consult your financial, legal, and tax advisors.