Investment Highlights

• 57-key branded midscale hotel operating under the AmericInn by Wyndham flag, positioned at I-80 Exit 182 in Grinnell, Iowa — the Poweshiek County seat and home to nationally ranked Grinnell College
• Multi-phase Property Improvement Plan recently completed by current ownership — new guest-room furniture, soft goods, lobby and breakfast area upgrades, exterior paint, signage, parking lot resurfacing, and landscaping (approximately $450,000 in renovation capital deployed)
• Anchored demand from Grinnell College (private liberal arts institution, approximately 1,750 students, ranked Top 15 nationally for liberal arts), Brownells Inc. (firearms accessories global headquarters), Grinnell Mutual Insurance (approximately 770 employees, headquartered locally), and steady I-80 east-west commercial corridor traffic
• Iowa Southeast hospitality submarket shows zero pipeline rooms under construction across all chain segments — supply-constrained backdrop supports stable competitive positioning over the underwriting horizon
• Owner-operator opportunity for hands-on hotelier or addition to a regional Midwest portfolio; brand affiliation, recent capital investment, and stable demand base support transition to new operator

Location & Access

• Direct visibility and signalized access from I-80 Exit 182 — the primary east-west interstate connecting Des Moines (approximately 50 miles west) to Iowa City (approximately 60 miles east) and on to Chicago
• Approximately 0.5 miles from downtown Grinnell and approximately 1.0 mile from the Grinnell College 120-acre campus
• Surrounded by national-brand quick-service and casual-dining restaurants on the West Street South retail corridor
• Iowa Speedway in Newton (NASCAR Cup Series and IndyCar racing host) approximately 30 miles west — generates annual event-driven occupancy spikes
• Des Moines International Airport (DSM) approximately 55 miles west and Eastern Iowa Airport (CID) in Cedar Rapids approximately 55 miles east
• JBS USA pork processing complex in Marshalltown approximately 35 miles north — corporate, contractor, and audit travel base