Investment Highlights

• Fairfield Inn & Suites Kansas City Liberty is a 99-key hotel featuring an indoor pool, fitness center, business center, guest laundry, and sundry shop, offering multiple on-site amenity advantages.
• There is immense upside potential by reflagging the hotel from Fairfield Inn to City Express by Marriott—a change the seller will subsidize with a $10,000 credit to the buyer.
• The hotel's competitive positioning can be significantly enhanced through reflagging and ownership-led improvements, enabling ADR (Average Daily Rate) gains surpassing historical averages.
• Since 2023, approximately $250,000 to $300,000 has been invested in upgrades and maintenance—including a new asphalt parking lot and upgraded sprinkler system—improving the condition and appeal of the property.
• Located in the northern portion of Kansas City off Interstate 35, the hotel is proximate to key demand generators such as Harrah’s Casino, Ameristar Casino, Worlds of Fun and Oceans of Fun Theme Parks, and MCI Airport, providing strong leisure and transient demand.
• The hotel is unencumbered by management, allowing a new owner flexibility to implement their chosen operator and revenue management strategy to optimize performance.
• The Kansas City hospitality market saw a 12-month RevPAR increase of 2.7%, driven by a 0.7% ADR increase and a 4% rise in occupancy, supported by robust conference and convention activity.
• Kansas City has been selected as a host city for the 2026 FIFA World Cup, with Arrowhead Stadium (GEHA Field at Arrowhead Stadium) scheduled to host six matches including a quarterfinal, which is expected to dramatically elevate hotel demand during the tournament

Executive Summary

• Reco Real Estate Advisors is pleased to offer the fee-simple interest in the Fairfield Inn & Suites Kansas City Liberty, a well-located 99-key hotel with strong asset fundamentals.
• The hotel is ideally situated less than a mile from Interstate 35 and is in close proximity to high-traffic commercial and leisure demand generators like Ameristar Casino, Harrah’s Casino, Worlds of Fun, Oceans of Fun, Cerner Corporation, William Jewell College, North Kansas City Hospital, and KCI Airport.
• On-site amenities include complimentary breakfast, a fitness center, indoor pool, business center, guest laundry, free high-speed internet, meeting room, and a sundry shop, delivering an enhanced guest experience.
• The opportunity exists to reflag from Fairfield Inn to City Express by Marriott in about three years, with the seller providing $10,000 toward reflagging costs and potential PIP (Property Improvement Plan) investment between $15,000 and $20,000 per key.
• Substantial capital, estimated between $250,000 and $300,000 since 2023, has been dedicated to property upgrades such as new paving and sprinkler system improvements, aligning the asset closer to City Express standards.
• Kansas City’s diverse economic base includes government, manufacturing, automotive, agri-business, transportation, and seven Fortune 1000 company headquarters—establishing resilient commercial demand.
• The hotel benefits from recent hospitality performance trends, with RevPAR up 2.7%, ADR up 0.7%, and occupancy climbing 4%, all buoyed by increasing conference activity.
• As a 2026 FIFA World Cup host city, Kansas City anticipates an influx of visitors—estimated at 650,000 regional visitors during June and July 2026—creating elevated lodging demand across the metro area
• Arrowhead Stadium is set to host six World Cup matches, including a quarterfinal, which positions area hotels—including this property—to capture significant demand surges