Boutique Hotel / Motel Acquisition & SBA Underwriting Model

Description
The broker prices this motel at $75,000 a key. The bank sizes it at $52,700 a key. A lender-ready acquisition-underwriting model for buying a single independent or flagged hotel/motel (about 40-120 keys) with an SBA 7(a)/504 loan. It builds revenue from RevPAR (keys x ADR x occupancy), takes it through a USALI P&L to the NOI a bank actually lends against, prices the deal two ways, loads the brand PIP into the total project cost, and runs the DSCR gate, a RevPAR down-case and the returns.

What it does: a RevPAR revenue engine (60 keys x $95 ADR x 62% occupancy = a $58.90 RevPAR and $1.4M revenue); a USALI flow-through to a $532,000 GOP, then the two deductions a seller P&L skips - an absentee management fee (about 3.5%) and an FF&E reserve (about 4%) - that turn a $437,000 owner cash flow into a $332,000 underwritten NOI; a price bridge showing the broker per-key comp ($4,500,000) beside the bank income method ($3,163,555), the $1,336,445 overpay avoided, and the 0.93x DSCR at the broker price; the PIP shock ($360,000 of brand-mandated capex financed at closing); the DSCR true 1.28x vs naive 1.69x; a RevPAR down-case at 0.84x; and three segment profiles. 10 Excel tabs (Google-Sheets safe) plus a PDF guide. Numbers are industry-representative reference bands (STR/CoStar, HVS, CBRE, AHLA, AAHOA, BLS). Educational planning tool - not financial, lending, legal or tax advice.