Franklin Hospitality for Sale - Outlying Warren County
Marketing Description
Discover a prime investment opportunity in the heart of Southwest Ohio's thriving Cincinnati-Dayton corridor: the fully renovated Red Roof Inn & Suites Middletown-Franklin. This 51-room limited-service hotel, built in 1993 and strategically positioned off I-75 at Exit 32 (OH-122), offers exceptional visibility and accessibility along one of the Midwest's busiest north-south arteries. Recently upgraded with a new roof, all-new interiors (including furniture, flooring, curtains, bedding, bathroom fixtures, tiles, vanities, mirrors, and lighting), RFID keyless locks, and a VOIP phone system, the property requires no immediate capital expenditures, ensuring seamless operations and strong profitability potential. Featuring a two-bedroom manager's residence in addition to revenue-generating rooms, this absentee-operated asset (with a reliable 24/7 robot kiosk check-in) has demonstrated peak revenues exceeding $800,000 under hands-on management. Priced at $3,100,000 ($60,784 per key)—well below replacement cost—this hotel benefits from a diversified demand base, including healthcare, manufacturing, education, logistics, and leisure drivers like Atrium Medical Center, Cleveland-Cliffs Middletown Works, Miami University Middletown, Walmart Distribution Center, and nearby attractions such as Kings Island and Miami Valley Gaming. With ongoing regional developments like the Advanced Manufacturing Workforce Hub, I-75 improvements, and Middletown's revitalization (home to Vice President JD Vance), this property is poised for sustained growth in occupancy, ADR, and RevPAR. Franchise transfer is straightforward with a low ~$6,000 fee and no PIP expected. Financing available—contact for details.
Investment Highlights
Strategic Interstate Location: Highly visible 51-room limited-service hotel off I-75 at Exit 32 (OH-122), on one of the Midwest's busiest north-south corridors linking Cincinnati and Dayton, with 2025 ODOT data showing high daily traffic volumes in the tens of thousands and significant truck counts (approximately 15,000+ in vicinity segments).
Fully Renovated Property: 2-story interior corridor brick building (built 1993) featuring a new roof, all-new interiors (furniture, flooring, curtains, bedding, bathroom fixtures/tiles/vanities/mirrors, lighting), RFID keyless locks, and VOIP phone system—no capital expenses anticipated in the foreseeable future for smooth, profitable operations.
On-Site Manager's Residence: Two-bedroom unit with living room and kitchen, in addition to the 51 revenue rooms, supporting efficient owner-operator management.
Attractive Pricing and Proven Performance: Offered at $3,100,000 (approx. $60,784 per key), well below replacement cost; historical peak revenues of $886,120 (2021) and $839,902 (2022) under owner-operation; current absentee-operated revenue (~$600K in 2025) with potential to return to $800K+ through hands-on management.
Low-Cost Franchise Transfer: Only ~$6,000 transfer fee—no Property Improvement Plan (PIP) expected, enabling a fast and easy ownership transition.
Robust Market Drivers: Supported by key demand generators including Atrium Medical Center (2-min drive), Cleveland-Cliffs Middletown Works (10-min drive, securing 2,500+ jobs), Miami University Middletown (12-min drive, advancing polytechnic programs), Walmart Distribution Center (15-min drive), Miami Valley Gaming (22-min drive), heavy I-75 freight/logistics, and nearby leisure attractions like Cincinnati Premium Outlets, IKEA, Kings Island (17 miles), Dayton Mall, Cincinnati Zoo, and the National Museum of the US Air Force.
Strong Economic Outlook: Located in the Franklin-Middletown submarket with year-round workforce demand from industrial, healthcare, and educational sectors; ongoing 2026 initiatives like the Advanced Manufacturing Workforce Hub, Middletown's Aviation Education Hangar, Renaissance Pointe ($200M mixed-use development), Towne Mall revival, and I-75 enhancements ($3.6B Brent Spence Bridge project); tourism boom with 14.3 million visitors in 2024 generating $1.7B impact, projected to continue in 2025-2026.
Lodging Cluster Benefits: Part of an interstate-oriented node, fuel stations, and quick-service dining; upcoming additions like a new Chick-fil-A in 2026; submarket occupancy around 60-70% for economy/limited-service properties.
Regional Growth Potential: In the resilient Cincinnati-Dayton corridor with moderate employment/population gains, manufacturing stability, and revitalization in Butler and Warren Counties; Middletown as the hometown of Vice President JD Vance adds national visibility and tourism/revitalization appeal.
