Live Oak Hospitality for Sale
OFFERING OVERVIEW:
DSH Hotel Advisors has been retained as the exclusive broker to market for sale the Quality Inn & Suites Live Oak, a Choice Hotel asset located in Live Oak, Florida. The hotel is strategically positioned just off Interstate 10 with strong visibility and convenient access to U.S. Highway 129, benefiting from steady east–west interstate traffic and regional connectivity throughout North Florida. The subject property is located near the Spirit of the Suwannee Music Park, a major regional event destination, and within close proximity to numerous natural springs and outdoor recreation attractions that drive consistent leisure demand. Its prime I-10 corridor location positions the asset to capture a diversified mix of transient, event-driven, and commercial travelers. As a Quality Inn & Suites, the property benefits from broad brand recognition within the upper-economy segment and an efficient operating model designed to support strong cash flow performance. Choice-branded hotels have demonstrated resilience across secondary and interstate markets, offering investors an opportunity for stable returns with upside potential through operational optimization and continued regional growth.
PROPERTY OVERVIEW:
The subject property remains in good condition, supported by recent renovations and an ongoing capital improvement plan. A change-of-ownership Property Improvement Plan (PIP) is estimated to cost approximately $100,000+/-, though this figure is only a preliminary estimate. *The actual PIP requirements must be verified directly with Choice Hotels, as they are determined solely at the franchisor’s discretion and may vary in both scope and cost. This includes, without limitation, any franchisor requirements related to a change of ownership. The Recipient is solely responsible for independently verifying all such matters. All information is deemed reliable but not guaranteed, and DSH Hotel Advisors has not inspected the property; no representations are made regarding the asset’s physical condition or the accuracy of financials or documents.
MARKET OVERVIEW:
Live Oak, Florida is located in Suwannee County in North Florida, positioned strategically along the Interstate 10 corridor between Jacksonville and Tallahassee and intersected by U.S. Highway 129, providing strong regional connectivity. As a key stop along one of the Southeast’s primary east–west transportation routes, Live Oak benefits from consistent interstate travel demand and accessibility to major employment centers across North Florida and South Georgia. Suwannee County is known for its natural springs, outdoor recreation, and agricultural heritage, drawing leisure visitors year-round to destinations such as the Suwannee River, Ichetucknee Springs State Park, and numerous freshwater springs throughout the region. The area is anchored by regional healthcare providers, the Suwannee County School District, and a growing base of distribution, logistics, and light industrial employers supported by its highway infrastructure. Additionally, Live Oak hosts the Spirit of the Suwannee Music Park, a nationally recognized live music venue and campground that attracts significant seasonal tourism and large-scale events, reinforcing steady lodging demand within the market.
Property Highlights:
• Quality Inn & Suites Live Oak, A Choice Hotel
• 63 Rooms | 2 Stories | Exterior Corridor
• Year Built - 1992
• Absentee Owner
• Ideal Room Count for Owner-Operator
• Amenities Include: Outdoor Pool, Business Center, Dining Area, Guest Laundry, Snack Area
Location Highlights:
• 4 Miles to Suwannee County Coliseum & Agricultural Complex (Home to Suwannee County Fair
• 5.5 Miles to Spirit of the Suwannee Music Park and Campground
• 14.3 Miles to Suwannee River State Park
• 23.5 Miles to Lake City
• 43.5 Miles to Valdosta Regional Airport
• 91 Miles to Jacksonville International Airport
Financial Highlights:
• List Price of $4,750,000
• YE 2025 Room Revenue of $1,216,645
• YE 2025 Estimated Net Operating Income of $434,495
• Year 1 Projected Room Revenue of $1,363,858
• Year 1 Projected Net Operating Income of $487,069
