Microtel Inn _ Suites Orlando

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					                                         Microtel Inn & Suites Orlando

                                                        7531 Canada Avenue
                                                        Orlando, Florida 32819




                                                                 Exclusively Marketed by:

                                                     Robin L. Webb, CCIM, CHA, CRB
                                                           407-571-5555; 407-539-0328 Fax
                                                             E-mail: robinwebb@.att.net

                                                   COLDWELL BANKER COMMERCIAL NRT
                                              901 N. Lake Destiny Dr, Ste 110, Maitland, FL 32751




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
                                             Microtel Inn & Suites Orlando
                                                           7531 Canada Avenue
                                                           Orlando, Florida 32819




                               ♦
                               ♦
                               ♦




                         ♦          130 Spacious Rooms and Suites
                         ♦          Minutes from Universal Orlando, Wet ‘n Wild & Disney World
                         ♦          International Drive Area
                         ♦          All Interior corridors
                         ♦          Swimming Pool
                         ♦          Hospitality Area for breakfast Service
                         ♦          Guest Services Desk
                         ♦          Price at 3 Times Revenue


                                                                 Exclusively Marketed by:

                                                     Robin L. Webb, CCIM, CHA, CRB
                                                           407-571-5555; 407-539-0328 Fax
                                                             E-mail: robinwebb@.att.net

                                                   COLDWELL BANKER COMMERCIAL NRT
                                              901 N. Lake Destiny Dr, Ste 110, Maitland, FL 32751



Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
                                                 Microtel Inn & Suites Orlando
                                                              7531 Canada Avenue
                                                              Orlando, Florida 32819
                                                                            Location:




           Microtel Inn & Suites in Orlando Florida provides lodging accommodations just minutes
           away from Universal Orlando, and Wet ‘n’ Wild. Located one block east of Famous
           International Drive, minutes from Sea World of Orlando, Wonder Works, and Walt
           Disney World. The Orlando Orange County Convention Center is less than fivet minutes
           south of the Microtel. The property is located in the area with finest restaurants &
           shopping:, Fishbones, TGIF Friday’s, Charlies’s Steak House, Bahama Breeze, Belz
           Factory Outlet, the Pointe and at the brand new Millenia Mall! The Orlando International
           Airport is approximately 20 minutes east of the site.

                 •    Universal Studios Orlando, less than 1 mile
                 •    Sea World, 2 miles
                 •    Wet-n-Wild, ½ mile
                 •    Ripley’s Believe it or Not, ½ mile
                 •    Orange County Convention Center, 1 mile
                 •    Walt Disney World, 8 miles
                 •    Belz Factory Outlet Mall 1.5 miles
                 •    Orlando Expo Center & Church Street Station, 7 miles
                 •    TD Waterhouse/Orlando Arena, 7 miles




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
                                                 Microtel Inn & Suites Orlando
                                                              7531 Canada Avenue
                                                              Orlando, Florida 32819


           Property Description:
           The five year old Microtel is in absolutely immaculate condition! The property consists
           of 90 spacious rooms and with two queen size beds in all standard rooms and 40 junior
           suites. Rooms are indoor corridor with three floors. Outdoors Pool. All guest units
           feature individual reverse cycle heating and air conditioning units, knock-down walls,
           sprinklers and fire alarm system (hard wired). Each floor has maid rooms, laundry
           shoots for efficient operation, and vending/ice machine area. The lobby contains
           hospitality area for complimentary breakfast service as well as (leased) guest services
           desk. Microtel was selected best budget hotel by Entrepreneur Magazine and voted #1
           for price value and appearance by Business Travel News!

           Price:                 $3,500,000

           Terms:                 Sellers have indicated that the existing debt on the property is not
                                  assumable. Consequently, the property is being offered as a cash sale or
                                  one in which the buyers will acquire new financing.

           Franchise Information

           The property operates under a license agreement with U. S. Franchise Systems, Inc.
           The franchisor is willing to continue the relationship with the purchaser, however,
           continuation of the franchise is not a condition of sale.

           Confidentiality and Inspection

           The information contained herein is confidential. The employees of the Microtel are not
           aware of this offering. Inspections of the property should be conducted only through
           appointments arranged through the listing broker, Robin L. Webb or Coldwell Banker
           Commercial NRT.




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
                                                 Microtel Inn & Suites Orlando
                                                              7531 Canada Avenue
                                                              Orlando, Florida 32819




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
                                                 Microtel Inn & Suites Orlando
                                                              7531 Canada Avenue
                                                              Orlando, Florida 32819




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
                                                 Microtel Inn & Suites Orlando
                                                              7531 Canada Avenue
                                                              Orlando, Florida 32819

                                                                               POOL




                                                                              ROOMS




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
                                                        Hotel Operating Proforma
                                                                Microtel

                                                      2004              2005               2006               2007          2008
   Revenue:                                                                                                                                  %
   Rooms                                         $ 1,156,594        $ 1,214,423       $ 1,275,145         $ 1,338,902   $ 1,405,847        94.3%
   Telephone                                     $    57,830        $    60,721       $    63,757         $    66,945   $    70,292        4.7%
   Other                                         $    11,566        $    12,144       $    12,751         $    13,389   $    14,058        0.9%
   Total Income                                  $ 1,225,989        $ 1,287,289       $ 1,351,653         $ 1,419,236   $ 1,490,198

   Direct Expenses:
   Rooms                                         $    323,846       $    340,039      $    357,040        $   374,893   $   393,637        28.0%
   Food                                          $     53,974       $     55,594      $     57,261        $    58,979   $    60,749
   Telephone                                     $     46,264       $     48,577      $     51,006        $    53,556   $    56,234        80.0%
   Other                                         $      2,891       $      3,036      $      3,188        $     3,347   $     3,515        25.0%
   Total Direct                                  $    426,976       $    447,245      $    468,496        $   490,775   $   514,134        34.8%

   Indirect Expenses:
   Administrative & General                      $    183,898       $    193,093      $    202,748        $   212,885   $   223,530        15.0%
   Marketing                                     $     61,299       $     64,364      $     67,583        $    70,962   $    74,510        5.0%
   Energy                                        $     73,559       $     77,237      $     81,099        $    85,154   $    89,412        6.0%
   Repair & Maintaintenance                      $     48,577       $     51,006      $     53,556        $    56,234   $    59,046        4.0%
   Management                                    $     34,698       $     36,433      $     38,254        $    40,167   $    42,175        2.8%
   Total Indirect                                $    402,032       $    422,134      $    443,240        $   465,402   $   488,672        32.8%

   House Profit                                  $    396,982       $    417,910      $    439,917        $   463,059   $   487,391        32.4%

   Other Expense:
   R.E. Taxes                                    $      58,466      $     60,220      $      61,424       $    62,039   $    63,279
   Property Insurance                            $      23,132      $     24,288      $      25,503       $    26,778   $    28,117
   Total Other                                   $      81,598      $     84,508      $      86,927       $    88,817   $    91,396        6.7%

   Net Operating Income                          $    315,384       $    333,402      $    352,990        $   374,242   $   395,995        25.7%

   Footnotes:                    1. Food for free continental breakfast, calculated at $1.75/occupied room and excalates at 3%/yr
                                 2. Administrative & General includes franchise fee; taxes are actual 2003
                                 3. Based on 130 rentable rooms
                                 4. Initial ADR of $37.50 at first year occupancy of 65%
                                 5. First Year Annual Revpar:               $ 8,896.88
                                 6. 2003 Actual accupancy was 59.2% & ADR of $36.58 for total revenue of $1,062,964
   Information contained herein was used for the development of an asking price only and can not be warranted by either Seller or Broker
   Interested purchasers must conduct their own analysis to determine value of the investment for its purposes.




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
                                                     Microtel Inn & Suites Orlando
                                                                         COMPETITION

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                 Doctor Phillips CDP               EMBASSY SUITES HOTEL    MASTERS INN SUITES                                                                       ((
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Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
              #         Business Name                                              Address                     City      State Dist.
               1        MICROTEL INNS & SUITES                                     7531 CANADA AVE             ORLANDO    FL    0.01
               2        HAWTHORN SUITES HOTEL                                      7401 CANADA AVE             ORLANDO    FL    0.04
               3        QUALITY INN                                                7400 CANADA AVE             ORLANDO    FL    0.04
               4        FAIRFIELD INN                                              7295 CANADA AVE             ORLANDO    FL    0.08
               5        RAMADA RESORT & CONFERENCE CTR                             7400 INTERNATIONAL DR       ORLANDO    FL    0.15
               6        HAMPTON INN & SUITES ON INTL                               7448 INTERNATIONAL DR       ORLANDO    FL    0.15
               7        RESIDENCE INN-ORLANDO INTL DR                              7975 CANADA AVE             ORLANDO    FL    0.17
               8        DAYS INN                                                   7200 INTERNATIONAL DR       ORLANDO    FL      0.2
               9        QUALITY INN                                                7600 INTERNATIONAL DR       ORLANDO    FL    0.21
              10        HOLIDAY INN                                                8214 UNIVERSAL BLVD         ORLANDO    FL    0.22
              11        WESTGATE RESORT                                            6145 CARRIER DR             ORLANDO    FL    0.25
              12        UNIVERSAL PALMS                                            6101 W SAND LAKE RD         ORLANDO    FL    0.31
              13        ORLANDO CROWN PLAZA-UNIVERSAL                              7800 UNIVERSAL BLVD         ORLANDO    FL    0.35
              14        COUNTRY INN & SUITES-CARLSON                               7701 UNIVERSAL BLVD         ORLANDO    FL    0.42
              15        LA QUINTA INN                                              8504 UNIVERSAL BLVD         ORLANDO    FL    0.45
              16        MASTERS INN SUITES                                         8222 JAMAICAN CT            ORLANDO    FL    0.46
              17        EMBASSY SUITES HOTEL                                       8250 JAMAICAN CT            ORLANDO    FL    0.47
              18        LA QUINTA INN                                              8300 JAMAICAN CT            ORLANDO    FL    0.51
              19        FAIRFIELD INN                                              8342 JAMAICAN CT            ORLANDO    FL    0.57
              20        ORLANDO MARRIOTT                                           8001 INTERNATIONAL DR       ORLANDO    FL    0.58
              21        RESORT WYNGHAM ORLANDO                                     8001 INTERNATIONAL DR       ORLANDO    FL    0.58
              22        WYNDHAM ORLANDO RESORT                                     8001 INTERNATIONAL DR       ORLANDO    FL    0.58
              23        SIERRA SUITES                                              8750 UNIVERSAL BLVD         ORLANDO    FL    0.59
              24        CLARION FLORIDIAN HOTEL                                    7299 UNIVERSAL BLVD         ORLANDO    FL      0.6
              25        DAYS INN                                                   7335 W SAND LAKE RD         ORLANDO    FL    0.64
              26        RESIDENCE INN-ORLANDO CNVT CTR                             8800 UNIVERSAL BLVD         ORLANDO    FL    0.64
              27        HOWARD JOHNSON                                             6603 INTERNATIONAL DR       ORLANDO    FL    0.64
              28        SPRINGHILL SUITES                                          8840 UNIVERSAL BLVD         ORLANDO    FL    0.66
              29        HOLIDAY INN                                                6515 INTERNATIONAL DR       ORLANDO    FL    0.67
              30        WELLESLEY INN                                              6500 INTERNATIONAL DR       ORLANDO    FL    0.67
              31        HAMPTON INN                                                7110 S KIRKMAN RD           ORLANDO    FL      0.7
              32        HAMPTON INN                                                8900 UNIVERSAL BLVD         ORLANDO    FL    0.71
              33        BEST WESTERN INN                                           6233 INTERNATIONAL DR       ORLANDO    FL    0.71
              34        COMFORT INN                                                8134 INTERNATIONAL DR       ORLANDO    FL    0.72
              35        HOWARD JOHNSON PLAZA HOTEL                                 7050 S KIRKMAN RD           ORLANDO    FL    0.74
              36        ROADWAY INN INTERNATIONAL                                  6327 INTERNATIONAL DR       ORLANDO    FL    0.74
              37        WELLESLEY INN & SUITES                                     6323 INTERNATIONAL DR       ORLANDO    FL    0.74
              38        CONTINENTAL PLAZA HOTEL                                    6825 VISITORS CIR           ORLANDO    FL    0.75
              39        HOLIDAY INN EXPRESS                                        6323 INTERNATIONAL DR       ORLANDO    FL    0.75
              40        HOLIDAY INN                                                6323 INTERNATIONAL DR       ORLANDO    FL    0.75
              41        SHERATON                                                   5905 INTERNATIONAL DR       ORLANDO    FL    0.78
              42        RAMADA INN                                                 5858 INTERNATIONAL DR       ORLANDO    FL      0.8
              43        UNIVERSAL INN                                              5825 INTERNATIONAL DR       ORLANDO    FL    0.83
              44        CENTRAL FLORIDA HOTEL & LODGE                              7380 W SAND LAKE RD # 135   ORLANDO    FL    0.84
              45        ENTERPRISE HOTELS OF ORLANDO                               7380 W SAND LAKE RD # 120   ORLANDO    FL    0.84
              46        COURTYARD-ORLANDO INTERNATL DR                             8600 AUSTRIAN CT            ORLANDO    FL    0.87
              47        TRAVELODGE                                                 5859 AMERICAN WAY           ORLANDO    FL    0.88
              48        SUPER 8 MOTEL                                              5900 AMERICAN WAY           ORLANDO    FL      0.9




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
                                                 Microtel Inn & Suites Orlando
                                                              7531 Canada Avenue
                                                              Orlando, Florida 32819




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.
           DISCLAIMER

           The information contained herein is derived from sources which are deemed reliable; however, such
           information and calculations cannot be warranted by the Sellers or Coldwell Banker Commercial NRT.
           Interested investors should conduct their own investigations and calculations in order to reach an
           investment decision.

           COBROKERAGE

           As Realtors, Coldwell Banker Commercial NRT is pleased to cooperate with another licensed real estate
           broker. However, if you are a real estate brokerage firm acting on behalf of a principal as a Buyer’s
           broker, we request that you register, in writing, investors with us in order to protect the position which
           you may have in a transaction. Because of the impossibility of communicating accurately within a “daisy
           chain” and the respect with which we treat our listings, we will not cooperate in multiple negotiations.
           Coldwell Banker Commercial NRT does not offer the opportunity of sub-agency but works with brokers
           who legitimately are serving as a representative of the Buyer.

           Forwarding this information to other brokers without the express written permission of Coldwell Banker
           Commercial NRT will be construed as a waiver by you of all commission rights on the ultimate sale or
           lease of the property.

           In the event that another broker and Coldwell Banker Commercial NRT bring a sale to a close, the
           commission received will be shared on an equal basis after the deduction of a $590.00 Coldwell Banker
           Commercial NRT administrative fee.

           AGENCY

           Coldwell Banker Commercial NRT and Robin L. Webb are acting as an agent for the Seller in offering
           this property for sale. Buyer’s agents are asked to provide signed authorization of their agency position,
           should such authorization exist, prior to further discussions or negotiations regarding the Subject
           property.




Details contained herein are deemed to be reliable but cannot be warranted by Coldwell Banker
Commercial NRT or by the seller. Subject to errors, omissions, prior sale or withdrawal without notice.

				
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