Best Western Porterville Inn

• Midscale Flag in a Supply-Constrained Market — Best Western is one of the most recognized midscale brands globally, delivering immediate consumer trust, a national loyalty program (Best Western Rewards), and strong OTA presence. With only 120 hotels totaling 6,600 rooms across the entire Tulare/Visalia submarket, the competitive set is shallow and new supply is limited, insulating the property’s market position.
• Largest Hotel in the Immediate Porterville Trade Area — At 115 keys, the Best Western Porterville Inn is the dominant hotel in the city, offering amenities including pool, hot tub, fitness center, business center, meeting and event space, and complimentary breakfast that no direct competitor in Porterville can match, capturing both transient leisure and corporate demand that smaller properties cannot accommodate.
• Renovated Asset, Minimal Near-Term Capital Exposure — Originally built in 1992, the property has been meticulously maintained through significant capital reinvestment, including the addition of two elevators, an ongoing roof renovation, and spa plumbing upgrades. As a result, a new buyer acquires a modernized asset with reduced near-term capital expenditure requirements relative to comparable vintage hotels in the region.
• Compelling Revenue Trajectory — The property generated $3.43M in room revenue in 2024 and grew to $3.57M in 2025, a year-over-year increase of approximately 4%, demonstrating consistent demand growth. RevPAR expanded from $81.74 to $85.04 during the same period, reflecting improving market penetration and rate optimization.
• Outperforming on RevPAR Relative to Class — Despite carrying a higher ADR ($148.73 in 2025) than the broader Tulare/Visalia Midscale and Economy submarket average ($106), the property achieves a RevPAR of $85.04 that exceeds the midscale/economy tier average of $61, demonstrating the property’s ability to command premium positioning within its class and trade area.
• Proven Income Producer / Nearly $1.54M Buyer-Adjusted NOI — The property generated $1.67M in owner’s NOI in 2025. After normalizing for a property tax reassessment at sale and a market-rate insurance premium, the adjusted buyer’s NOI is $1,537,179, equating to a 9.92% cap rate on the asking price of $15,500,000, a compelling yield for a flagged midscale asset in California.
• Priced At or Below Submarket Comparables — At $134,783 per key, the offering is priced in line with the submarket average of $131,563 per key yet delivers materially superior cash flow and physical quality relative to the comparable trades that make up that average.
• Property Significantly Outperformed Submarket — The property generated RevPAR of $100.16 in 2021 and $97.41 in 2022, a period when the broader Tulare/Visalia submarket averaged $56.96 and $78.56 respectively.
• Submarket RevPAR Has Grown Consistently Since Recovery — Per CoStar’s Tulare/Visalia Hospitality Submarket Report dated May 2026, the submarket’s 12-month RevPAR reached $87 as of April 2026, representing uninterrupted recovery from the 2020 trough.