BOB Hotels Tallahassee is the #1 ranked hotel in Tallahassee, FL — a fully repositioned, 78-room interior-corridor boutique hotel offered turnkey with all-new furniture, fixtures, and equipment following a comprehensive $1.9M renovation completed in July 2024. No PIP required.

PROVEN PERFORMANCE
In its first full year of operations post-rebrand, the property delivered $2.3M in total operating revenue and $904K in adjusted EBITDA. January 2026 occupancy hit 90.7% — a 38% year-over-year increase. The hotel holds the #1 ranking on TripAdvisor and the highest Google Reviews scores in the Tallahassee market, achieved in under 12 months. This is not a turnaround — the asset is stabilized, cash-flowing, and operating at institutional standards.
KEY FINANCIALS

Total Operating Revenue: $2,303,766
Adjusted EBITDA: $904,325 (after $260K in owner-specific addbacks)
Occupancy: 83.9% (trailing 12 months)
ADR: $91.62
RevPAR: $76.99
Asking Price: $8,500,000 (real estate included)

PROPERTY DETAILS
78 rooms, interior corridor, limited service. 27,188 SF building originally constructed in 1992 with a complete renovation in 2024 covering every guest room, corridor, and common area. All-new FF&E means minimal near-term CapEx. Ancillary revenue from onsite EV charging stations. Independent — no franchise fees, brand mandates, or PIP cycles.

WHY TALLAHASSEE
Unlike most Florida hotel markets that depend on seasonal tourism, Tallahassee delivers diversified, year-round demand as the state capital and home to Florida State University and Florida A&M University. The annual Legislative Session (Jan–Mar) creates sustained midweek compression — upper-tier competitors push $300–$500/night during session weeks while BOB captures outsized market share at a compelling price point. Government agencies, lobbyists, contractors, and university events provide a deep, recession-resistant base of demand that most leisure markets cannot match.

STRATEGIC LOCATION
The property sits along Capital Circle NW with direct I-10 access and is the closest hotel to Tallahassee International Airport (TLH). Two major demand catalysts are in play: Buc-ee's has announced a flagship travel center less than 2 minutes east on I-10, driving incremental transient traffic and corridor visibility. TLH Airport is expanding with a new International Processing Facility, positioning BOB as the natural capture point for growing air travel demand.

COMPETITIVE POSITIONING
BOB Hotels occupies a compelling whitespace — delivering boutique design and guest experience at an accessible price point. Positioned above economy brands on product quality and guest satisfaction while maintaining a significant rate advantage versus upper-midscale and upscale competitors. The result: market-leading satisfaction scores and strong occupancy without competing on rate alone.

IDEAL BUYER

Passive investors seeking a stabilized asset with management in place
Owner-operators wanting the top-performing hotel in a state capital market
1031 exchange buyers needing a turnkey replacement property
Portfolio operators looking to add a high-performing independent asset or convert to a flag

Owner is pursuing another venture. The property has been fully renovated, stabilized, and proven as the top-ranked hotel in the market. Confidential financials and the offering memorandum are available upon execution of an NDA.