We generally invest from discretionary funds but will occasionally pitch others on our deals; institutional capital partners as LPs or institutional owners for us to act as a 3rd party operator (lenders are a whole other ballgame).
These are the deals in which I learn the most.
Pitching outsiders means I must convince two separate groups, each discerning in their own way, that the business plan is solid, risks boxed in, and upside available (if not likely).
Convincing our internal team – investments, operations, revenue, finance, legal – typically involves a longer-term consensus building effort around a deal, and an iterative process of building a business plan and getting buy-in discipline-by-discipline.
Convincing our internal team – investments, operations, revenue, finance, legal – typically involves a longer-term consensus building effort around a deal, and an iterative process of building a business plan and getting buy-in discipline-by-discipline.
Once that’s done, we have a plan for the asset that was developed with input from the groups that will be voting at investment committee.
While I need know, articulate, and sell the plan, I’m selling to folks who know it already (at least pieces) and I have allies at the table
That next step, of pitching an outside group, is typically the hardest part.
I need to be able to articulate the plan at a fundamental level, including risks and opportunities.
I need to answer questions, foreseen and unforeseen
I need to explain things we take for granted – if our head of revenue thinks she can hit $XXX in ADR in the first year, we generally take her word for it internally because we know she’s a very conservative projector, but externally we need to “show our work”
This process, particularly the questions or concerns I’ve never heard before, makes me a better deal person
I can’t lean on SMEs w/ built-in credibility with decision-makers to push a plan’s merits, and I can’t rely on knowing my audience as well as I know the internal audience
In short – I’ve gotta know my deal cold, and the more deals I know cold the better my next deal will be.
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Going to walk you all through my back-of-napkin on a currently listed property, thanks to our friend @moseskagan!
The Property: A 27-room motor lodge in LA’s Thai Town listed for sale for a whopping $11.28MM ($418K per key). The Harvard House Hotel at 5251 Hollywood Blvd.
My Process: (a) look at the site on our friend Google (Maps, StreetView, Earth); (b) look at pictures of the property (LoopNet, the publicly-available OM, the website, Google, etc.); (c) SWAG a renovation budget; (d) add renovation budget to purchase price to get all-in basis;…
…(e) determine a targeted stabilized yield; (f) extrapolate a required revenue; (g) see if that’s achievable.
Let’s dive in.
First the site: good visibility corner, pretty residential neighborhood, proximate to a medical center. I don’t know much about Thai Town but seems nice
Next up in the @somehotelguy series on new development… Facilities Programming!! As always, stream of consciousness (a.k.a., long).
Here we’ll talk about an incredibly iterative process – how you figure out just what you should build when you’re looking at a hotel site.
I’ll do this from my perspective as an investments guy, but CRITICAL to the actual success of this process: involve someone with deep zoning knowledge, someone with deep HOTEL architecture knowledge, and someone with deep operating knowledge.
Ideally, all four of you know the market well also (or at least reasonably well).
Before we start on planning the physical facilities, we need to get our heads around a few things: (a) how much (roughly) can I build on this site?
It’s @somehotelguy’s first New Development thread, “On Guestrooms and Guestroom Bathrooms”:
First an apology – I don’t have a library of floorplans I can post from like @bobbyfijan, so this won’t be anywhere near as informative or cool as his threads.
Second caveat – for most suburban limited or select service hotels, you’ll just build whatever plans the brand hands you, adjusted slightly for site conditions. This thread does not apply to those hotels. Third caveat – I’m all over the place here, sorry!
When you’re building an independent, or even non-prototypical, hotel, you’ll have a ton of decisions you need to make about layouts, floor-planning, furniture, materials, etc.
1/35 Ok, so by popular request, a quick desktop look at this potential hotel redevelopment found by @harrisonfinberg. I'm skipping some steps that either don't lend themselves to narrative or are the artistic flourish of underwriting.
2/ As Justice Stewart said, you'll know 'em when you see 'em.
Let’s start with market then think through post-renovation performance. We can then back into a renovation budget and take a guess as to whether or not it’s remotely feasible given the budget.
3/ AC is, to say the least, a challenging market. Much of the supply in town belongs to the Casino Hotels, and their pricing and inventory management are done with maximization of gambling revenues – not maximization of rooms profit – in mind.
2/ Early on I try to identify direct competitors and their historic performance, any new supply, any major known changes to market demand drivers (e.g., ‘the factory’s closing’), and any major new developments.
3/ I also try and get a quick handle on what other developable land is zoned for hotel, so I can figure out potential future supply. During this time, I’m looking for major employers and any info on travel dynamics I can get. This is my “desktop” screen.