| Prime Arsenal Street / I-81 Location – Positioned off Exit 45 in Watertown’s primary retail, dining and commercial corridor. |
| 98-Room Value-Add Opportunity – Existing operating hotel with clear upside through renovation, repositioning and improved revenue management. |
| Below-Market Revenue Upside – Watertown averages approximately 50% occupancy and $110 ADR; projections assume 50% occupancy at just $89 ADR. |
| Recent Ownership Improvements – New first-floor laundry rooms, renovated lobby/office area and new public restrooms |
| Additional Retail & Branding Upside – Separate Arsenal Street retail building plus potential national brand conversion and possible key-money |
| 2026 NOI Approaching $300K – Current performance is trending back toward stronger 2024 operating levels. |
John Christopher
John P Christopher