EXECUTIVE SUMMARY

• AmericInn by Wyndham Sioux City is a 57-room, completely renovated midscale hotel located at 4230 S Lewis Boulevard in Sioux City, Iowa, operating as the only midscale-classified property among the Singing Hills Boulevard corridor hotels — commanding a rate premium above every direct competitor while drawing from the identical demand base.
• The property sits directly off the I-29 corridor in the south Sioux City commercial district, surrounded by Love’s Travel Stop, Sam’s Club, Walmart, Wendy’s, and multiple national retail and fast food chains — a high-traffic retail node serving a tri-state metro population of over 165,000 people.
• With all PIP items completed and a major renovation finished in 2025, an experienced owner-operator acquires a updated with very minimal buyer's PIP.
• An experienced owner-operator with a focus on revenue management, rate optimization, and targeted corporate account development has clear runway to grow performance in a supply-constrained market with no near-term competitive threat

LOCATION SUMMARY

• Sioux City serves as the tri-state regional hub for business, healthcare, retail trade, and tourism across Northwest Iowa, Southeast South Dakota, and Northeast Nebraska — ranked the number one metro in the nation for economic development in its population category by Site Selection magazine for 2025, the 12th time the Siouxland MSA has achieved this distinction since 2007.
• Sioux City serves as the regional hub for business, employment, healthcare, retail trade, and tourism across a tri-state catchment area spanning Northwest Iowa, Southeast South Dakota, and Northeast Nebraska — a combined metropolitan population of over 165,000
• The city sits at the confluence of the Missouri River and the Big Sioux River, positioned directly on Interstate 29 — the primary north-south corridor linking Omaha to the south and Sioux Falls to the north — making Sioux City the natural stopping and service point for regional travelers, commercial drivers, and business visitors across this corridor
• The Sioux Gateway Airport — Colonel Bud Day Field — provides commercial air service to the region, supporting corporate and government travel demand across the submarket

DEMAND DRIVERS & MARKET CONTEXT

• Seaboard Triumph Foods — Over 2,400 employees at the Sioux City pork processing facility, processing 20,000 hogs per day and generating continuous corporate, vendor, and executive visitor demand year-round
• Cargill, Smithfield Foods & Agribusiness Complex — Dense concentration of food processing and agribusiness operations collectively employing thousands and generating sustained transient demand from corporate, government, and supply chain visitors
• MercyOne Siouxland Medical Center & UnityPoint Health — St. Luke's — Sioux City's two major hospital systems generating consistent healthcare-related demand from medical professionals, traveling specialists, patients, and visiting families — a demand segment with particularly strong affinity for midscale properties over economy alternatives
• 185th Air Refueling Wing — Iowa Air National Guard — Nearly 900 members stationed at Colonel Bud Day Field generating consistent military and government travel demand including personnel rotations, training exercises, and contractor visits — a segment that frequently selects midscale properties for extended stays
• Wilson Trailer, Sabre Industries & Manufacturing Sector — Significant manufacturing and heavy industrial base generating corporate and workforce travel demand from executives, engineers, and out-of-state contractors — a segment that gravitates toward midscale amenities including pool and fitness access for extended stays
• Western Iowa Tech Community College & Briar Cliff University — Academic travel demand from prospective students, visiting faculty, athletic events, and graduation-related visits throughout the academic calendar
• Sioux City Convention Center — Hosts over 200 events annually driving group and corporate event demand across the submarket throughout the calendar year — group travelers consistently preferring midscale over economy options

MARKET OVERVIEW

• The Iowa West Area hospitality submarket comprises 160 hotel properties containing approximately 8,000 rooms — a mature, stable market with no meaningful new construction pressure in the economy and midscale segments
• As of early 2026, the Upscale and Upper Midscale segment is recording 56.7% occupancy and $126 ADR — demonstrating the submarket's ability to sustain rate at higher price points, directly supporting AmericInn's positioning as the premium option in this corridor
• Supply in the Midscale and Economy segment is actively contracting — down 1.5% in 2025 and 1.1% in 2024 — meaning existing branded assets are competing against a shrinking pool of direct competitors, a structural tailwind for occupancy and rate
• Sioux City's position as a tri-state regional hub means hotel demand is structurally diversified across food processing, healthcare, military, manufacturing, education, and government sectors — no single demand driver represents more than a fraction of total occupancy, creating a resilient and consistent revenue base

INVESTMENT HIGHLIGHTS

• The Premier Asset in the Corridor — Midscale Classification — AmericInn is the only midscale-classified hotel among the Singing Hills Boulevard corridor properties, commanding a rate premium above economy competitors while serving the identical demand base — a positioning advantage that directly translates to higher ADR and revenue per available room
• Sioux City — #1 Ranked Economic Development MSA in the Nation — Site Selection magazine ranked the Siouxland MSA as the top metro in its population category for 2025, the 12th time since 2007 — a market that consistently attracts corporate investment and sustains hotel demand
• Tri-State Regional Hub — Diversified, Recession-Resistant Demand — Over 165,000 people across three states served by Sioux City's agribusiness, healthcare, military, manufacturing, education, and government demand base — no single sector dominates, creating structural resilience against economic disruption