Best Western Turquoise Inn _ Suites

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					 Best Western Turquoise Inn & Suites
                        Cortez, Colorado

Offering for Sale

   Cash to the Seller

       77 Units

  AAA Three-Diamond

                           Travelers looking for accommodations while visiting the Mesa Verde National
                           Park need not look any further than Best Western's Turquoise Inn & Suites.
                           Located in Cortez, CO, the archaeological heartland of the United States, this
                           hotel is only 7 miles from the world-famous Mesa Verde National Park. Guests
                           will also enjoy easy access to San Juan National Forest, Lowry Pueblo Ruins,
                           Four Corners National Monument and Monument Valley among other popular
                           Colorado destinations.

                           Offering many of the comforts of home in a vacation setting, the hotel is located
                           near the area's finest shopping, parks and golf. Nestled between some of our
                           nation's most spectacular parks and monuments, this pet-friendly, AAA-rated
                           hotel offers guests an indoor jet pool and outdoor heated pool, as well as
                           complimentary deluxe continental breakfast.

                           The hotel's guest rooms are decorated to reflect the area's unique southwestern
                           heritage. Guests can choose from rooms with king or queen-sized beds, two-
                           room suites with views of the hotel's waterfall and courtyard, or suites with a jet-
                           tub or fireplace. All rooms include high-speed wireless Internet access and cable
                           satellite television with HBO®.

                           Whether coming back from a ride on the Durango & Silverton steam train, rafting
                           the Dolores River, or managing a business meeting, the Turquoise Inn & Suites'
                           many amenities make it easy for guests to relax after a busy day of work or play.
Property:               Best Western Turquoise Inn and Suites, Cortez, Colorado

Number of Units:        77 units; AAA Three Diamond ♦♦♦

Price/Terms:            $6,500,000; Cash to the Seller at closing from the most qualified buyer, capable of
                        consummating the transaction in a smooth and timely manner.

Location/Site:          535 East Main Street, Cortez,
                        Montezuma County, Colorado.

Latest Choice Hotels Quality Assurance Review (11/04/08)

 Guest Room – Public Areas Assessment Summary: 943/1000
 Supplemental Facilities:                      996/1000

Year of Construction:        1957(46 units) /1996 (31 units)

Business Generators:
     Leisure:                 60 %
     Commercial:              40 %

                                                                           Double Queen Guest Unit

                                                                     Guest Units:
                                                                     77 units (31 suites/46 standard)
                                                                     Smoking units: 9 / Non-smoking: 68
                                                                     Handicap Units: 2 single queen suites
            Single King Guest Suite (Bedroom)
                                                                     Two Room Suites:
Standard Unit Amenities:
                                                                     The suites offer additional amenities that
Cable satellite television with HBO                                  the standard guest units offer, which
27” television                                                       include: microwave, sofa sleeper, additional
Coffee/tea maker                                                     27” television (LCD in 20 units), over-sized
Iron, ironing board                                                  desk, executive desk and chair. Ethernet
Hairdryer                                                            ports, in addition to the standard wireless,
Cribs available                                                      are available for high-speed internet
Rollaway beds                                                        access. All suites overlook the beautiful
Authentic Southwestern décor                                         private courtyard and waterfall and are
Air conditioning                                                     contained within a secured area. Five of
AM/FM alarm clock                                                    the suites have a large jet tub and five
Electronic key card locks                                            suites have a gas fireplace. There are no
High-speed wireless Internet access                                  connecting suites.
Mini refrigerator
Pet friendly rooms
Free local calls less than 30 minutes
Pool/Hot Tub:      The exterior pool is made of gunite and finished with fiberglass sprayed shell and ranges in depth
                   from 3 feet to 8 feet. The deck is made of stamped concrete and surrounded by iron spaced
                   fencing. A new boiler heats the pool.

Breakfast Room: The Inn provides a complimentary deluxe breakfast adjacent to the lobby area. The breakfast area
                includes a microwave, waffle maker, toaster, coffee maker, four cereal dispensers, 27 inch
                television, ice vending machine and bottled beverage dispenser.

Television/        The standard guest rooms have one 27
Internet/          inch tube television and the suites have
                   two televisions (20 units have an LCD
                   television as one of their two) with cable
                   programming including HBO. All of the
Phone/Res.         guest units have wireless high-speed
System             internet access.      The suites have
                   additional wired capability.

                   The phone system is a Mitel SX-50 and
                   is property owned. The reservation
                   system deliverers approximately 18%
                   and includes the upgraded 2-way
                   interface, which will be required of all
                   Best Western properties by the end of
                   2009.                                                        Inviting Lobby and Front Desk

Vending:           The property owns two candy vending machines and is on a commission basis for three soda
                   machines. The property has three ice makers and one ice bin dispenser.

Laundry/Water:     The laundry room and equipment is consists of 2 Milnor 50-pound washer (new, 2003), 1
                   Uniwash 50-pound washer (1999), 2 Milnor dryers (new) and 1 Heubsch dryer (1996). The
                   property has 2-1/2 linen turns on hand. Two sets of washers and dryers are provided for guest
                   laundry. The guestroom water is heated and stored by two (800 gallon, 2008 and 1000 gallon,
                   2005) water heaters, used to provide circulating heated water to all units.

HVAC:              All of the guest units have are heated and cooled
                   through individual wall mounted Amana HVAC units.
                   The public areas are conditioned through a
                   centralized roof system.

Construction:      The improved area consists of 38,904 square feet
                   total. The original two story, 46 unit U-shaped hotel
                   structure is constructed with concrete block walls,
                   wood floor joists on a concrete foundation with a
                   concrete slab floor. The exterior finish has a painted
                   synthetic stucco façade.

                   The suites building, built in 1996, also has a U-shape
                   and contains 31, two-room suites. The construction
                   consists of frame walls with cellulose blown insulation
                   a poured concrete foundation with a re-enforced
                   concrete slab, and a painted synthetic stucco façade
                   with R-19 exterior insulation,

Roof:              All of the property’s roofing, installed in 1988, consists
                   of a pre-finished interlocking, ribbed metal roofing
                   system over a waterproof membrane. The expected                                8
                   life span is 50 years.                                               Relaxing Enclosed Spa
Interior Finish:   Floors: Carpet with ceramic tile in the baths; Wall
                   covering: The walls are textured and painted featuring
                   one accent wall; Ceiling Cover – painted drywall;
Windows:                The windows have an anodized aluminum casing, are double paned and slide horizontally.

Utilities:              The Inn is serviced by the following utility providers: Electricity: Empire; Water, wastewater and
                        sewer: City of Cortez; Natural Gas: Atmos.

Security/Safety:        The guest room doors are a mix of solid wood doors and solid wood core with a steel
                        casement. All units contain an electrical key system with 1” deadbolt, view lens and security
                        chain. The guestrooms and public areas have hard wired smoke/fire detector, some with
                        battery back-up. The property is sprinklered in the newer suite guest units

Property Signs:         A 30’ lighted Best Western sign (owned) is on site, which has beautifully constructed stone
                        base and contains a programmable marquee sign. Two other reflective, off-property signs are
                        owned and located on leased ground.

Vehicle:                A white 1992 Dodge Caravan, seating 4 plus luggage, is included in the sale.

House:                  A four bedroom house, approximately 27,000 square feet with a large fenced backyard, is
                        located behind the Best Western and is included in the sale. It is a perfect situation for a
                        manager or owner/operator.

                                                                         2006             2007                2008 (T-12, ending 11/07)
December 31
                                  Occupancy, %                            68%           69%                                    72%
                                  ADR, $                                $ 83.67       $ 90.37                                $ 95.28
                                  Room Revenue, $                     $ 1,608,975   $ 1,758,036                            $ 1,925,783


                                                Best Western Turquoise Inn and Suites
             The Cortez, Colorado chamber of commerce website is:
                  Cortez community information can be found online at:
This information is sent on a confidential basis. You are asked not                 Information contained herein, while not guaranteed, is from sources
                                                                                    we believe reliable. Price, terms and information subject to change.
to contact the Seller or the Property directly.

                                           MEMBER HBI                                    Hotel Brokers International

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