Clemmons Hospitality for Sale
Executive Summary
Positioned for Performance. Poised for Possibility.
The Village Inn Hotel & Event Center presents a compelling opportunity for investors seeking stabilized income with built-in flexibility for future repositioning. Located in the high-growth Clemmons submarket near Winston-Salem, this 104-unit property generates consistent revenue through a mix of traditional hotel rooms and fully furnished apartment-style units, supported by strong group demand and event-driven bookings. Recent capital improvements, flexible zoning, and proximity to major employers, regional sports complexes, and higher education institutions make this asset uniquely adaptable—whether retained as a full-service hotel, transitioned into a multifamily rental community, converted to higher education housing, or sold off as individual condominiums.
Ownership will consider all offers that reflect the property’s strong hospitality fundamentals, event and catering income, and strategic Triad location. Full financial modeling is available for apartment and campus conversion strategies. Additionally, an adjacent 8-acre parcel is available for purchase, creating the potential for expanded development alongside this highly versatile asset.
Offering Summary
Financial
• Listing Price: $7,500,000
• Net Operating Income (2025 Proj.): $931,041
• 29.05% EBITDA margin (2025 Proj.)
• Cap Rate: 10.34%
• Room Revenue Multiplier (RRM): 4.73
• Price/Room: $86,500
• Occupancy (2025 Proj.): 60.30%
• ADR: $92.50
• RevPAR: $55.78
• Gross Revenue $2,827,945 (2024)
Operational
• Gross Building Area: 102,095 SF
• Total Units: 104 (60 hotel rooms + 44 apartment-style units)
• Lot Size: 6.79 acres
• Year Built / Renovated: 1973 / 2024
Demand Generators
The Village Inn’s operating strength is anchored by recurring demand from SMRF (State, Military, Religious, Fraternal) groups, who book multi-day conferences and typically utilize both lodging and banquet services. Many of these clients return annually or biannually, with events secured far in advance.
Additional demand is consistently generated from major sports complexes less than two miles away, including Rise Indoor Sports and the Truist/BB&T Soccer Park, which host regional tournaments year-round. The property also benefits from overflow business during the High Point Furniture Market, and its proximity to Wake Forest University, Winston-Salem State, and Salem College creates steady university-related lodging. The Benton Convention Center, located just 10 miles away, frequently fills to capacity, pushing group demand and overnight stays to the Village Inn multiple times per year.
Although the property is located near I-40, it captures minimal off-the-highway transient traffic due to surrounding economy-branded competition. Its strategic positioning instead appeals to repeat business, group travelers, and extended-stay guests seeking value and full-service offerings.
Recent Capital Improvements & Repositioning Strategy
Since 2022, ownership has invested in a strategic repositioning of the Village Inn Hotel & Event Center to better serve the regional workforce housing market and extended-stay guests. This repositioning included multiple phases of apartment-style suite conversions:
August 2022:
52 traditional guest rooms were converted into 26 furnished apartment-style units, each featuring a living room, kitchenette, and two full bathrooms. This project, which began in October 2021, reduced the total room count from 141 to 118.
July 2024:
An additional 22 rooms were converted into 11 furnished apartments, continuing the apartment-style format with living room, kitchenette, and two bathrooms. This phase began in January 2024, reducing the total room count from 118 to 107.
January 2025:
6 more rooms were converted into 3 furnished apartments, completing the transformation to 44 total apartment-style suites, and reducing the total room count to 104.
Operating Strategy
These apartments are rented on a weekly basis, primarily to workforce housing clients serving nearby manufacturing businesses. Unlike transient nightly guests, these tenants receive weekly housekeeping services, aligning with extended-stay operational efficiencies. As a result of these improvements and repositioning efforts, the property’s blended RevPAR has increased to $45.60 on a trailing 12-month basis as of April 2025.
Property Overview
• Total Units: 104 (60 standard hotel rooms and 44 apartment-style suites)
• Building Size: 102,095 SF | Land Area: 6.79 acres (296,469 SF)
• Floors: 2-story, interior corridor | Year Built: 1973 | Renovated: 2024
• Construction: Masonry, Class C | Condition: Average | Effective Age: 15 years
• Guest Amenities: Restaurant, bar/lounge, outdoor seasonal pool, fitness center, expanded laundry, business center, pantry market
• Event & Banquet Facilities: 13,769 SF of flexible space, two banquet halls, multiple breakout rooms, recurring bookings, and strong F&B revenue
Financial Highlights (Appraisal Based)
• Appraised 'As Is' Value (June 2024): $9,100,000
• Stabilized Value (as of Sept 2024): $9,280,000
• Cap Rate (Projected): 10.34%
• NOI (2025 Projection): $931,041 (29.05% EBITDA margin)
• Revenue Streams: Room revenue (66%), Food & Beverage (26.9%), Golf & Other (7.1%)
Value-Add Opportunities
1. ADR Optimization for Extended Stay
2. Targeted Segment Marketing to workforce housing, medical staffing, and relocation housing
3. Dynamic Rate Management for event weekends
4. Channel Shift Strategy to increase direct bookings
5. Sales Partnerships with regional employers
6. Leverage Renovations for positioning against outdated inventory
Market Overview
The Village Inn is situated in Clemmons, NC, part of the Winston-Salem MSA. The Triad market is home to multiple corporate headquarters, robust higher education institutions, and regional tourism hubs such as Tanglewood Park and Wake Forest University. Clemmons benefits from both highway visibility and strong middle-class demographics.
