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King's Inn & Suites, Cincinnati-Mason 9365 Waterstone Blvd 101 Room Hotel Cincinnati, OH 45249 For Sale
Investment Highlights
- 101 Unit, 4 Story, Interior Corridor Property | Former Marriott Branded Hotel
- Absentee Ownership- Opportunity for Hands on Ownership
- Versatile Design Structure-Options for Extended Stay/Multifamily Conversion
- Rebranding Opportunity - Previously Approved for Country Inn & Suites
- Excellent Location just 20 Minutes from Downtown Cincinnati, OH
- Operating at 49.52% Below RevPar Index of Branded Hotels
Executive Summary
The Kings Inn & Suites presents a compelling investment opportunity for hotel owners and operators seeking both immediate upside and long-term repositioning potential. Formerly affiliated with Marriott brand, the property is currently operating as an independent hotel under absentee ownership and is performing approximately 49.5% below its competitive set of franchised hotels.
This performance gap highlights a significant value-add opportunity. With experienced, hands-on management and the implementation of a recognized franchise flag, the property has the potential to substantially improve occupancy, average daily rate (ADR), and overall revenue performance. Under stabilized operations and appropriate brand affiliation, the asset is projected to generate approximately $1.4 million in annual revenue, positioning it competitively within its market.
In addition to its hospitality upside, the property’s flexible design and layout provide alternative use potential. The existing structure is well-suited for conversion to extended stay, senior or assisted living or traditional multifamily housing, offering investors optionality depending on market conditions and investment strategy.
Overall, the Kings Inn & Suites offers a rare opportunity to acquire a well-located asset with multiple paths to value creation, whether through hotel repositioning, brand affiliation, or adaptive reuse.
Cincinnati, with a metropolitan population exceeding 2.2 million, is one of the largest and most economically diverse cities in the Midwest. The region is anchored by a strong base of Fortune 500 companies, including Procter & Gamble, Kroger, and Fifth Third Bank, along with a growing presence in healthcare, logistics, advanced manufacturing, and technology. Major institutions such as the University of Cincinnati and leading healthcare systems contribute to steady employment and consistent lodging demand.
For hotel investors, Cincinnati offers a compelling investment environment with diversified demand generators, relatively affordable operating costs, and steady economic growth. The Kings Inn & Suites represents an opportunity to acquire a well-located asset with upside potential through improved management and capital investment, in a stable and expanding Midwestern market
In cooperation with Thomas D'Amico (OH Lic #BRKP.0000177678).
Property Facts
| Sale Type | Investment | No. Rooms | 101 |
| Property Type | Hospitality | No. Stories | 4 |
| Property Subtype | Hotel | Year Built/Renovated | 1998/2013 |
| Building Class | B | Parking Ratio | 2.05/1,000 SF |
| Lot Size | 2.90 AC | Corridor | Interior |
| Building Size | 53,759 SF | ||
| Zoning | GB-PUD, Deerfield | ||
| Sale Type | Investment |
| Property Type | Hospitality |
| Property Subtype | Hotel |
| Building Class | B |
| Lot Size | 2.90 AC |
| Building Size | 53,759 SF |
| No. Rooms | 101 |
| No. Stories | 4 |
| Year Built/Renovated | 1998/2013 |
| Parking Ratio | 2.05/1,000 SF |
| Corridor | Interior |
| Zoning | GB-PUD, Deerfield |
Amenities
- Fitness Center
- Pool
- Meeting Event Space
Room Mix Information
| Description | No. Rooms | Daily Rate | SF |
|---|---|---|---|
| Suite | 2 | $100.14 CAD | - |
| Guest Room | 99 | $94.57 CAD | - |
Sustainability
Sustainability
ENERGY STAR® Energy Star is a program run by the U.S. Environmental Protection Agency (EPA) and U.S. Department of Energy (DOE) that promotes energy efficiency and provides simple, credible, and unbiased information that consumers and businesses rely on to make well-informed decisions. Thousands of industrial, commercial, utility, state, and local organizations partner with the EPA to deliver cost-saving energy efficiency solutions that protect the climate while improving air quality and protecting public health. The Energy Star score compares a building’s energy performance to similar buildings nationwide and accounts for differences in operating conditions, regional weather data, and other important considerations. Certification is given on an annual basis, so a building must maintain its high performance to be certified year to year. To be eligible for Energy Star certification, a building must earn a score of 75 or higher on EPA’s 1 – 100 scale, indicating that it performs better than at least 75 percent of similar buildings nationwide. This 1 – 100 Energy Star score is based on the actual, measured energy use of a building and is calculated within EPA’s Energy Star Portfolio Manager tool.
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King's Inn & Suites, Cincinnati-Mason | 9365 Waterstone Blvd
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