SPRINGHILL SUITES

PITTSBURGH
WASHINGTON a n i a
Pe n n s y l v

Offering Memorandum

Ten-X Auction Dates

March 14-16
 National Reach. Local Knowledge
Hunter Hotel Advisors is the
nation’s leading investment
advisory firm focused exclusively
on the hotel industry. Our seasoned
team of investment professionals
Teague Hunter and offices nationwide consistently
CEO provide clients with optimal
teague.hunter@hunterhotels.net
770-701-2192 results in hotel brokerage, financial
advisory and capital markets
services of any size or complexity.
With over 40 years of experience in
full and select-service single assets
Spencer Davidson and portfolios, the firm’s capacity in
Vice President
spencer.davidson@hunterhotels.net valuation, economic analysis, and
770-701-2194 industry relationships has allowed
us to consistently maximize value
regardless of market conditions.

Chase Perry
Associate
chase.perry@hunterhotels.net
770-916-0033
 able
TOF
CONTENTS
4 Executive Summary

7 Property Description

11 Financial Overview

13 Market Summary

20 Disclaimers and Disclosures

21 About Hunter

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 cutive
ExeSUMMARY Address: 16 Trinity Point Dr
Washington, PA 15301

Excellent Location
The SpringHill Suites Pittsburgh Washington is located just off Interstate 79
approximately 30 miles south of Downtown Pittsburgh. The hotel is centrally located, just Year Built: 2000
five minutes away from the Hollywood Casino at the Meadows which is a standardbred

Structure:
harness racing track and slot machine casino that attracts visitors from all over the
region. In addition to leisure and tourism demand from the casino, Washington Hospital, 4 Stories
less than a mile from the hotel, drives long term demand to the SpringHill Suites. The
251-bed complex serves South Pittsburgh and the entire area surrounding Washington.
The property is surrounded by the only major retail corridor in the city and is just a mile
from Downtown Washington, home to Washington & Jefferson College in addition to a
wide variety of historical sites and museums. # of Rooms: 86
Institutional Marriott Branded Asset
The SpringHill Suites brand is Marriott’s all-suite hotel brand. One of only three Marriott
branded assets in the Washington area, the hotel is primed to capitalize off of the
industry leading rewards and reservation system which boasts over 120 million members.
Premium branded assets are set to recover from the COVID-19 Pandemic faster than the Ownership: Fee Simple
rest of the market due to their large rewards and reservation systems as well as name
recognition.

Below Replacement Cost with Renovation Upside

The SpringHill Suites Pittsburgh Washington is being offered well below replacement Amenities: Indoor Pool
cost, providing potential buyers with an opportunity to purchase a property significantly Meeting Space
below what it would cost to build the hotel today. The hotel also represents a significant Fitness Center
value add opportunity following the completion of renovations. Capital improvements will
allow the properties to capture immediate upside, drive rate and recapture lost demand.

4 / PREPARED BY HUNTER HOTEL ADVISORS /

 AreaMAP
HOLLYWOOD CASINO AT THE
WASHINGTON COUNTY MEADOWS
FAIRGROUNDS

TANGER OUTLETS PITTSBURGH

PENNSYLVANIA TROLLEY
MUSEUM

THE WASHINGTON HOSPITAL

WASHINGTON & JEFFERSON

COLLEGE LEW HAYS PONY FIELD

VERNON C NEAL SPORTSPLEX

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 vestment
InCONSIDERATIONS
Unencumbered by Management and Debt
The SpringHill Suites Pittsburgh Washington is being offered
unencumbered of current management and any debt.

Franchise License
The franchise license is considered an exceptionally valuable
asset of the SpringHill Suites Pittsburgh Washington. It provides
a high level of traveler allegiance and recognition, an excellent
computerized reservation system, and Marriott’s popular Marriott
Bonvoy program where guests earn free lodging.

Property Improvement Plan (PIP)

Upon change of ownership, it is anticipated that Marriott will
require the new owner to complete a full PIP. This PIP will require
certain improvements, upgrades, and modifications to the hotel as
a condition of the issuance of a new, SpringHill Suites franchise.
The Buyer will be responsible for all repairs and renovations
needed to satisfy these requirements.

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 perty
ProOVERVIEW

Guest Rooms
Spacious suites allow separate living and sleeping areas and feature
custom designed items through the west elm® partnership. A sleep sofa
with trundle and accent pillow offers additional space equivalent to a king
size bed surface area. Other items include an ottoman with tray, floor
lamp, desk lamp and task chair. The spa-like, spacious one compartment
bathroom features a walk-in shower.

Room Type Number of Rooms

King 37
Double Queen Suite 41
King One-Bedroom 8
Total 86

Dining
The SpringHill Suites Pittsburgh Washington features hot complimentary
breakfast with a variety of proteins, fresh fruit and healthy options with
available daily also being offered.

Additional Amenities
The SpringHill Suites Pittsburgh Washington has an on-site fitness center,
which offers guests 24-7 access to treadmills, ellipticals, exercise bikes,
free weights, and more. In addition, there is an indoor pool for guests’
convenience. The SpringHill Suites Pittsburgh Washington is equipped with
one meeting room which totals 800 square feet.

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 r o p e r
P OVERVIEW t y
Construction Overview
Land Area 84,506 square feet
Building Area 50,292 square feet
Stories 4 stories
Foundation Steel framed
Roofing Shingles
HVAC System Heat pumps
Elevators One

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 p e t i t
Com ANALYSIS i v e
Subject & Competitive Set Historical Performance

Occupancy ADR RevPAR

Period Subject Comp. Set Index Subject Comp. Set Index Subject Comp. Set Index

Year End 2019 84.2% 63.4% 132.8% $86.58 $89.23 97.0% $72.88 $56.56 128.9%

Year End 2020 35.5% 40.5% 87.7% $80.81 $75.18 107.5% $28.67 $30.43 94.2%

Year End 2021 54.3% 53.5% 101.5% $82.56 $80.64 102.4% $44.86 $43.17 103.9%

Change vs. Prior Year

Year End 2020 -57.8% -36.1% -34.0% -6.7% -15.7% 10.8% -60.7% -46.2% -26.9%

Year End 2021 53.1% 32.3% 15.8% 2.2% 7.3% -4.7% 56.5% 41.9% 10.3%

Source: Smith Travel Research

Year End 2021 Year End 2021 Year End 2021 Subject Hotel RevPAR

101.5% 102.4% 103.9% $44.86

index penetration in index penetration in index penetration in Competitive Set Average
Occupancy ADR RevPAR $43.17

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COMPETITIVE SETMap
CANDLEWOOD SUITES
WASHINGTON NORTH COUNTRY INN & SUITES
WASHINGTON AT MEADOWLANDS

FAIRFIELD INN & SUITES

WASHINGTON CASINO AREA

COMFORT INN MEADOWLANDS

COURTYARD PITTSBURGH
WASHINGTON/MEADOW LANDS

HAMPTON INN WASHINGTON

Property Name City, State Rooms Open Date
SpringHill Suites Pittsburgh Washington (subject) Washington, PA 86 2000
Hampton Inn Washington Washington, PA 111 1995
Comfort Inn Meadowlands Washington, PA 70 1999
Candlewood Suites Washington North Washington, PA 84 2009
Country Inn & Suites Washington @ Meadowlands Washington, PA 81 2009
Fairfield Inn & Suites Washington Casino Area Washington, PA 104 2010
Courtyard Washington Meadow Lands Washington, PA 124 2011

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HistoricalSTATEMENT
Year End 2018 May-Dec 2019 Year End 2020 Year End 2021

Rooms 86 86 86 86

Available Rooms 31,390 21,156 31,476 31,390

Occupied Rooms 26,779 16,391 11,528 17,586

Occupancy 85.3% 77.5% 36.6% 56.0%

ADR $83.77 $87.48 $78.64 $80.53

ADR % Change -- 4.4% -10.1% 2.4%

RevPAR $71.46 $67.77 $28.80 $45.12

RevPAR % Change -- -5.2% -57.5% 56.7%

Revenue Amount Percent Amount Percent Amount Percent Amount Percent

Rooms $2,243,193 98.0% $1,433,832 98.3% $906,525 97.5% $1,416,271 98.5%

Other Operated Departments $46,668 2.0% $25,464 1.7% $22,839 2.5% $22,100 1.5%

Total Revenue $2,289,861 100.0% $1,459,296 100.0% $929,363 100.0% $1,438,371 100.0%

Departmental Expenses

Rooms $617,323 27.5% $429,035 29.9% $416,050 45.9% $523,178 36.9%

Other Operated Departments $44,091 94.5% $83,223 326.8% $61,047 267.3% $80,794 365.6%

Total Expenses $661,414 28.9% $512,258 35.1% $477,097 51.3% $603,972 42.0%

Gross Operating Income $1,628,447 71.1% $947,037 64.9% $452,266 48.7% $834,399 58.0%

Undistributed Operating Expenses

Administrative & General $268,520 11.7% $126,431 8.7% $174,904 18.8% $172,444 12.0%

Franchise Fees $177,772 7.8% $118,670 8.1% $72,007 7.7% $101,277 7.0%

Sales & Marketing $45,312 2.0% $57,299 3.9% $80,529 8.7% $58,003 4.0%

Repairs & Maintenance $124,176 5.4% $75,332 5.2% $98,127 10.6% $140,223 9.7%

Utilities $102,006 4.5% $62,864 4.3% $88,833 9.6% $125,441 8.7%

Total Undistributed Operating Expenses $717,786 31.3% $440,597 30.2% $514,399 55.3% $597,387 41.5%

Gross Operating Profit $910,661 39.8% $506,440 34.7% -$62,133 -6.7% $237,012 16.5%

Fixed Charges

Insurance $27,981 1.2% $14,321 1.0% $20,667 2.2% $36,160 2.5%

Taxes $149,555 6.5% $61,129 4.2% $87,090 9.4% $79,449 5.5%

Rent, Other $0 0.0% $0 0.0% $6,116 0.7% $14,920 1.0%

Management Fees (1) $68,696 3.0% $43,779 3.0% $27,881 3.0% $43,151 3.0%

Total Fixed Charges $246,232 10.8% $119,229 8.2% $141,753 15.3% $173,680 12.1%

EBITDA $664,429 29.0% $387,211 26.5% -$203,886 -21.9% $63,332 4.4%

Reserve for Replacement (2) $91,594 4.0% $58,372 4.0% $37,175 4.0% $57,535 4.0%

Net Operating Income $572,835 25.0% $328,839 22.5% -$241,061 -25.9% $5,797 0.4%
(1) Management Fees have been assumed to be 3.00% of Total Revenue.
(2)Replacement Reserve has been assumed to be 4.00% of Total Revenue.

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Pro FormaSTATEMENT
2022 2023 2024 2025 2026

Rooms 86 86 86 86 86

Available Rooms 31,390 31,390 31,390 31,476 31,390

Rooms Sold 20,404 21,345 22,915 22,977 22,915

Occupancy 65.0% 68.0% 73.0% 73.0% 73.0%

ADR $95.63 $103.28 $106.38 $109.57 $112.86

ADR % Change -- 8.0% 3.0% 3.0% 3.0%

RevPAR $62.16 $70.23 $77.66 $79.99 $82.39

RevPAR % Change -- 13.0% 10.6% 3.0% 3.0%

Revenue Amount Percent Amount Percent Amount Percent Amount Percent Amount Percent

Rooms $1,951,189 98.2% $2,204,544 98.2% $2,437,642 98.2% $2,517,650 98.2% $2,586,094 98.2%

Other Operated Departments $36,624 1.8% $39,464 1.8% $43,637 1.8% $45,069 1.8% $46,294 1.8%

Total Revenue $1,987,813 100.0% $2,244,007 100.0% $2,481,278 100.0% $2,562,719 100.0% $2,632,388 100.0%

Departmental Expenses

Rooms $479,759 24.6% $511,940 23.2% $560,574 23.0% $573,352 22.8% $577,503 22.3%

Other Operated Departments $34,602 94.5% $37,285 94.5% $41,227 94.5% $42,580 94.5% $43,738 94.5%

Total Expenses $514,361 25.9% $549,224 24.5% $601,801 24.3% $615,932 24.0% $621,241 23.6%

Gross Operating Income $1,473,453 74.1% $1,694,783 75.5% $1,879,478 75.7% $1,946,787 76.0% $2,011,147 76.4%

Undistributed Operating Expenses

Administrative & General $255,094 12.8% $249,992 11.1% $254,992 10.3% $260,092 10.1% $265,294 10.1%

Franchise Fees $154,631 7.8% $174,709 7.8% $193,182 7.8% $199,523 7.8% $204,947 7.8%

Sales & Marketing $46,218 2.3% $47,143 2.1% $48,085 1.9% $49,047 1.9% $50,028 1.9%

Repairs & Maintenance $126,660 6.4% $129,193 5.8% $131,777 5.3% $134,412 5.2% $137,100 5.2%

Utilities $104,046 5.2% $106,127 4.7% $108,250 4.4% $110,415 4.3% $112,623 4.3%

Total Undistributed Operating Expenses $686,649 34.5% $707,164 31.5% $736,286 29.7% $753,488 29.4% $769,992 29.3%

Gross Operating Profit $786,804 39.6% $987,620 44.0% $1,143,192 46.1% $1,193,298 46.6% $1,241,156 47.1%

Fixed Charges

Insurance $28,541 1.4% $29,111 1.3% $29,694 1.2% $30,288 1.2% $30,893 1.2%

Taxes $152,546 7.7% $155,597 6.9% $158,709 6.4% $161,883 6.3% $165,121 6.3%

Management Fees $59,634 3.0% $67,320 3.0% $74,438 3.0% $76,882 3.0% $78,972 3.0%

Total Fixed Charges $240,721 12.1% $252,029 11.2% $262,841 10.6% $269,052 10.5% $274,986 10.4%

EBITDA $546,083 27.5% $735,591 32.8% $880,351 35.5% $924,246 36.1% $966,170 36.7%

Reserve for Replacement $79,513 4.0% $89,760 4.0% $99,251 4.0% $102,509 4.0% $105,296 4.0%

Net Operating Income $466,570 23.5% $645,831 28.8% $781,100 31.5% $821,737 32.1% $860,874 32.7%
Hunter and their respective affiliates, officers, and directors neither warrants nor guarantees the results of these projections and analyses since unanticipated events and/or circumstances may occur. All potential investors must conduct
and rely upon their own due diligence as well as underwriting with respect to estimating the future operating performance of the property.

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 rket
MaSUMMARY
Washington, PA
Washington, PA is located just 30 miles south of Pittsburgh nearby
the western border of Pennsylvania. The county seat of Washington
County, Washington’s population was 13,176 at the 2020 census.
Washington is positioned at the intersection of I-70 and I-79 and
sees region-high traffic counts that exceed 11,000 cars daily. Among
the largest generators of business in Washington is Washington
& Jefferson college, a private liberal arts college that has over
1,400 students on its downtown 60 acre campus. Washington is
also home to the headquarters for PONY Baseball and Softball, a
nonprofit organization that organizes youth baseball and softball
league. The company holds over 4,000 leagues for over 500,000
players throughout the United States and 40 other countries. PONY
has a major complex in Washington in addition to its headquarters
to host youth sports tournaments and the annual PONY World
Series. Washington is also surrounded by a thriving energy industry
that is driven by the oil shale production that occurs in Western
Pennsylvania. U.S. Oil Field production has been increasing
exponentially over the last ten years, enabling the area surrounding
Washington to grow significantly.

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 rket
MaSUMMARY
Hollywood Casino at the Meadows
Hollywood Casino at the Meadows is a standardbred harness racing
track and slot machine casino in the northern area of Washington.
The racetrack, which opened in 2009, includes the 350,000 square
foot casino, a food court, café restaurant, premier steakhouse, a 24-
lane bowling center and VIP boxes. The casino also has table games
such as roulette, blackjack, craps and Texas hold ‘em. In 2019, the
casino opened up its newly approved sportsbook.

PONY Baseball and Softball

PONY Baseball and Softball is a youth sports nonprofit
organization headquartered in Washington. The premier baseball
and softball tournament organizer, more than 500,000 players
across more than 4,000 leagues worldwide play in PONY
leagues. Hundreds of PONY players have gone on to Major
League Baseball careers, most notably Tony Gwynn and Cal
Ripken Jr. PONY annually holds their world series in Washington,
drawing in crowds and teams from all over the world to the city.

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 rket
MaSUMMARY
Washington & Jefferson College
Washington & Jefferson College is a private liberal arts university adjacent to Downtown Washington. The 60
acre campus of over 40 buildings hosts over 1,400 students annually. The college’s academic emphasis is
on the liberal arts and the sciences and has a 12:1 student faculty ratio with zero classes taught by teaching
assistants. W&J is ranked among the Top 100 Liberal Arts Colleges by U.S. News & World Report and has
increased their academic prestige significantly in the past ten years. Washington & Jefferson competes
athletically at the NCAA Division III level across 23 sports.

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 rket
MaSUMMARY
SouthPointe
SouthPointe is a mixed use area 15 minutes north of Washington. The
development is home to numerous corporate demand generators such as CNX
Gas Corporation, BalTec, ANSYS, Inc., Market Energy Partners and Noble Energy.
The business park has a large presence rooted in the energy industry as oil
production has increased exponentially in the region over the last ten years. In
addition to the highest concentration of corporate demand generators south of
Pittsburgh, Southpointe is home to Printscape Arena at Southpoint, the former
practice facility of the Pittsburgh Penguins.

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User Guide
CREATING AN ACCOUNT
Having a Ten-X account will allow you to view all of our
current listings, set up saved searches and email
alerts, access the due diligence, access your personal
dashboard, register for upcoming auctions, and
submit offers on any property.

STEP 1
Navigate to www.tenx.com
www.tenx.com and click on “Log
in” at the top.

STEP 2
Enter your email and click on “Continue”
button.

STEP 3
Enter your name, email, preferred
phone number, and create a password. You’ll
receive an email from Ten-X to confirm
your free account.
17 / PREPARED BY HUNTER HOTEL ADVISORS /
User Guide
REGISTER TO BID
If a property is being sold through Live Bid or Managed Bid, you must register for that specific asset and acquire approval to bid. On the property detail page, click
on “Register to Bid.” If you are logged in, you’ll automatically be taken to the registration process, whereas non-logged in users will first need to provide their
Ten-X account credentials to proceed.

Steps 4-7 are optional

REGISTRATION REQUIREMENTS 4. Add a co-buyer
5. Confirm whether you’re represented by a broker
6. Add additional contract recipients
1. Confirm your contact details 7. Register for additional properties

2. Upload proof of funds documents 8. Review participation terms (Accept and Agree)

3. Provide the buyer information to be reflected on purchase 9. Complete participation terms checklist
documents

18 / PREPARED BY HUNTER HOTEL ADVISORS /

User Guide
PROOF OF FUNDS
In order to participate in a Ten-X auction, all bidders must submit proof of funds documents, have agreed to the Participation
Terms of the auction, and electronically acknowledged a confidentiality agreement on the assets they seek to bid on.

• Proof of funds must be dated within 6 months of the auction event.

• Proof of funds are used to establish your bid limit.
• Funds in another individual’s name requires an authorization form/email authorization
• Foreign funds must have US bank branch

Acceptable forms of POF (Must have account holder’s name and date):
• Bank statement(s)
• Brokerage account statement(s)
• Bank deposit letters
• Standby lines of credit

1031 Exchange requirements:

• EMD fund outside of the 1031
• 1031 questionnaire

19 / PREPARED BY HUNTER HOTEL ADVISORS /

 c l a i m e r s
Dis & DISCLOSURES
Broker Disclaimer Americans with Disabilities Act
This confidential offering memorandum has been prepared by Hunter Hotel The owner and broker make no representations regarding this property and this
Advisors (“Broker”) in cooperation with the Seller, solely for the limited use of law. A buyer should consult knowledgeable experts and attorneys regarding these
prospective purchasers. The offering memorandum is not intended to provide matters.
all the information necessary to reach a purchase decision. Each prospective
purchaser is encouraged to do its own thorough review and gather and verify to its
satisfaction all information about the property. Agency
Hunter Hotel Advisors, is the exclusive agent of the Seller, represents the Seller
The undersigned understands and acknowledges that there is no representation only and shall be compensated by Seller.
or warranty as to accuracy or completeness of the information provided.

While the financial, operational, property description, projections and other
information herein is compiled from sources believed to be reliable, neither Broker
nor Owner guarantee, represent or warrant its accuracy or completeness. Because
of the foregoing, and since the Property is being offered on an “As Is, Where Is”
basis, Purchaser should use such information solely to facilitate his investigation
and must make independent investigations, projections and conclusions regarding
the acquisition of the Property without reliance on this offering memorandum.
As to pro forma projections, these were prepared by Broker based on many
assumptions and events over which owner and broker have no control and are
not guaranteed. Buyers should use such projections for an initial review only and
are urged to do their own study and projections before taking action relative to the
Property.
No liability is assumed for errors and omissions, misstatements of facts, prior
sale, change-of-price or withdrawal from the market without notice
Confidential
All information contained in this offering is confidential in nature and must be held
in the strictest confidence, except information which is a matter of public record.
Duplication or reproduction of any of the contents of this document or other
information provided to you by Broker about this property, without the express
written permission of Broker, is prohibited.
Return of Information
This memorandum is the property of Hunter Hotel Advisors, and is intended to
be used only by such parties to whom Broker has delivered the memorandum
or to whom Broker has approved such delivery. If, after review, you have no
interest in purchasing the property at this time, KINDLY RETURN OR DESTROY
THIS MEMORANDUM and all other information provided to you by Seller, Broker or
others to Broker at your earliest convenience.

As is, Where is Property Tours and Information

PLEASE DO NOT VISIT THE HOTEL WITHOUT MAKING PRIOR ARRANGEMENTS
This hotel is being offered “As Is, Where Is,” with all faults and limitations. Purchaser
THROUGH THE BROKER. Please do not contact management or hotel owner, nor
should do his own studies to properly understand what he will be buying.
talk to any employees. All due diligence information must be provided through
Hunter Hotel Advisors and all property tours must be scheduled through Hunter
Environmental Issues Hotel Advisors. A Hunter representative must be present for all tours.
The Seller and Broker specifically make no representations whatsoever about
any environmental conditions on the property, including but not limited to issues
such as asbestos, hazardous waste, mold and mildew, petroleum leaks or spills.
Each prospective purchaser is encouraged to do his own study and analysis and
determine to his own satisfaction the status of the various issues.

20 / PREPARED BY HUNTER HOTEL ADVISORS /


Atlanta, GA
Teague Hunter, CEO
Teague.Hunter@HunterHotels.net
Lee Hunter, COO
Lee.Hunter@HunterHotels.net
Mayank Patel, Sr Vice President
Mayank.Patel@HunterHotels.net
David Perrin, Sr Vice President
David.Perrin@HunterHotels.net
Jatin Patel, Vice President
Jatin.Patel@HunterHotels.net
Chase Perry, Associate
Chase.Perry@HunterHotels.net
Colin Flannery, Analyst
Colin.Flannery@HunterHotels.net
Chattanooga, TN
Tim Osborne, Sr Vice President
Tim.Osborne@HunterHotels.net
New York, NY
Spencer Davidson, Vice President
Spencer.Davidson@HunterHotels.net
Jacksonville, FL
Trey Scott, Sr Vice President
Trey.Scott@HunterHotels.net
Los Angeles, CA
Danny Givertz, Sr Vice President
Danny.Givertz@HunterHotels.net
Brian C. Embree, Sr Associate
Brian.Embree@HunterHotels.net
Miami, FL
Robert M. Taylor, Exec Vice President
Robert.Taylor@HunterHotels.net
Sophia Pittaluga, Vice President
Sophia.Pittaluga@HunterHotels.net
Orlando, FL
Shamir Patel, Vice President
Shamir.Patel@HunterHotels.net
Hunter Hotel Advisors is the
nation’s leading investment
advisory firm focused exclusively
on the hotel industry. Our
seasoned team of investment
professionals and offices
nationwide consistently provide
clients with optimal results in hotel
brokerage, financial advisory and
capital markets services of any
size or complexity. With over 40
years of experience in full and
select-service single assets and
portfolios, the firm’s capacity in
valuation, economic analysis, and
industry relationships has allowed
us to consistently maximize value
regardless of market conditions.
Founder of the Hunter Hotel Investment Conference
www.hunterhotels.net