Bang Realty-South Carolina Inc and M Hotels LLC, as exclusive representatives of the seller are pleased to present for sale the Gen-4, 3-Story, 100-Room, Upper Midscale, Country Inn and Suites by Choice Hotels (formerly by Radisson), at 3270 Whiskey Rd, Aiken, SC 29803 (“Hotel”) in Aiken County, Georgia-South Carolina Metropolitan Statistical Area (MSA), comprising five counties in Georgia (Richmond, Columbia, Lincoln, McDuffie, and Burke) and two counties in South Carolina (Aiken and Edgefield). 

The Hotel is located just outside the city’s historic downtown near I-20, less than 10 miles from US-78, 15 minutes from the campus of University of South Carolina Aiken, and within 40 minutes from Augusta National Golf Club, home of the famous Masters Tournament. 

The Hotel was built in 2005 as a Country Inn & Suites by Radisson. The rooms were furnished, initial renovation completed in 2017 and then most recently in 2020 during COVID-19. All 100 rooms are currently operational and producing income. The Gen 4 Country Inn and Suites Hotel with improved design, is located on a 5.09-acre site that includes 2.0 acres of vacant land, and is offered with fee-simple interest. The hotel is a 100-unit, interior-corridor, 3-story, limited-service asset located near the intersection of Whiskey Road and Hunters Glen Road. Featured amenities include an outdoor pool, a 24-hour fitness center, business center, elevator, free hot breakfast, free kids stay, and ample parking.

INVESTMENT HIGHLIGHTS

CONVENTIONAL LOAN / USDA FINANCING Conventional loan with attractive rates and terms and USDA financing available. Please call Madhur Gupta at (919) 428 9840 for hotel loans.

MAJOR CITIES WITHIN 150 MILES – APPROX. DISTANCE IN MILES: Augusta, GA-25; Martinez, GA-27; Evans, GA-30; Lexington, SC-48; Orangeburg, SC-58; Columbia, SC-60; Athens, GA-116; Savannah, GA-124; Charleston, SC-133; Charlotte, NC-150

AIRPORTS NEARBY (Approx. Distance): The nearest airport to Aiken is in Augusta (AGS) which is 19.6 miles away. Other nearby airports are in Columbia (CAE) (43.6 miles), Savannah (SAV) (103.4 miles), Charleston (CHS) (108.5 miles) and Charlotte (CLT) (123.7 miles).

OWNERSHIP HISTORY: The seller is the “original owner” since the Hotel was built in 2005. There has been no transfer of ownership of this property since fully constructed and finished in 2017, alluding to the profitability of the asset. The Seller or Hotel owner is also a developer involved in all phases of hotel development, including site selection, feasibility study, architecture, contract negotiation, construction supervision, and marketing.

STR COMPETITIVE SET: The competitive set comprises 523 guestrooms of which the subject Country Inn and Suites, Aiken, SC Hotel has the highest room count (100 rooms). Other hotels in the competitive set include Hilton, Marriott and IHG brand hotels including: Hampton Inn Aiken, Aiken, SC (67 rooms); Fairfield Inn & Suites Aiken, Aiken, SC (84 rooms); Hilton Garden Inn Aiken, Aiken, SC (92 rooms); TownePlace Suites Aiken Whiskey Road Aiken, SC (85 rooms); Holiday Inn Express & Suites Aiken Aiken, SC (95 rooms).

HOTEL PERFORMANCE: The Hotel achieved the highest performance in Occupancy levels in the competitive set. The price range for guest rooms based on average rates is $73 – $131. Higher occupancy and rates expected during the prestigious Masters Tournament.

The room revenue for the Hotel shows an upward trend post COVID-19 recovery. Despite absentee-ownership, the Hotel achieved $2,347,092 room revenue in 2023 and adjusted NOI of $778,072. Value add opportunity for a local entrepreneur or a hands-on owner-operator with reduced payroll and maintenance expenses.

TRIPADVISOR RATING: TripAdvisor rating is 4 of 5 (587 reviews).

• Address/Location: 3270 Whiskey Road, Aiken, Aiken County, South Carolina, 29803
• Current Use: Upper Midscale, Interior corridor, Limited Service Hotel d/b/a Country Inn & Suites by Choice Hotels
• Potential Building Use: New owner may continue operations as a hotel under the Choice Hotels franchise, re-brand to a single or dual-brand franchise, or potentially convert the hotel for multifamily use. For alternative or adaptive re-use opportunities, please contact City of Aiken and Aiken County.
• Potential Land Use: New owner may be able to use the 2.0 acres adjacent land for mixed use development. providing for a full range of residential or commercial uses. Please contact City of Aiken and Aiken County for details.
• Number of Buildings: 1
• Number of Guest Rooms: 100 (Including approx. 54 suites)
• Year Built and Finished: Built in 2005 and finished in 2017. According to the Marshall Valuation Service “Life Expectancy Guidelines” the effective age is 15 years, slightly less than its actual age of 19 years old due to the renovations and maintenance upkeep.
• Year Last Renovated: 2020
• Current Franchise Term: 2014 to 2034
• Total Site Area: +/- 3.09 Acres (Hotel) and +/- 2.0 Acres (Adjacent Land)
• Gross Building Area: +/- 56,432 SF Total Heated Building Area
• Parking 199 Spaces – Approx. 61,425 SF asphalt paving
• Topography: Basically Level at Street Grade
• Footings/Foundation: Reinforced Concrete Slab
• Structural Frame: Wood and Concrete Block
• Roof Cover: Asphalt Composite Shingles
• Exterior Finish: Synthetic Stucco (EIFS)
• Flood Zone: Zone X – Not affected by the 100 year flood plain
• Site Improvements: Outdoor Pool and Pool Building; Outdoor Patio; Asphalt Paving; Security Lighting; Front Covered Porte Cochere, Landscaping with some Concrete Sidewalk Around Perimeter of the Hotel.
• Zoning Classification: UD; Urban Development. The district is characterized by mixed-use development, providing for a full range of residential uses as well as commercial, institutional, and industrial uses.
• Utilities: Water, Sanitary Sewer, Electricity, Natural Gas: Public
• Easement: Easement for 29 paved Parking Spaces, Dumpster Pad with Fence/Wall Enclosure, Pool Building and Metal Fence.

HOTEL AMENITIES: Premium Free High Speed WiFi, 100% Smoke Free Hotel, Free Hot Breakfast, Seasonal Outdoor Pool, Outdoor Pool, Surveillance Security, Recreational Vehicle Parking, Elevator(s), Fitness Center, Adjoining Rooms, Air Conditioned, Housekeeping – Daily, Copy Machine, Outdoor Parking, No Pets Allowed, Fax Machine, Bus Parking, Wake-up Service, Express Check-Out, Interior Corridors, Free Coffee, Business Center, Free Kids Stay

DINING/BARS NEARBY: Breakfast Room (within hotel) 0 miles; Chilis Grill and Bar 1.5 miles; Salsa Mex Mex Grill 1.5 miles; Outback Steakhouse 2 miles; Sonic Drive In 2 miles; Red Lobster 2 miles; Cork n Bull Pub 3 miles

ATTRACTIONS NEARBY:

Hole In One Miniature Golf Course 1 mile from the hotel

Aiken Mall Executive 1.8 mi from the hotel

Aiken Center for the Arts (Image: TripAdvisor) 5.13 mi from the hotel | This downtown artists’ hub features juried art shows, dance performances, and educational programs. Visit the gallery store to purchase one-of-a-kind pottery, jewelry, and other artwork

Aiken County Historical Museum 4.82 mi from the hotel | Housed in a former mansion, this museum features exhibits that offer a glimpse into the lives of the region’s early settlers.

Aiken Thoroughbred Racing Hall of Fame and Museum 4.35 mi from the hotel | Celebrate the history of Thoroughbred racing at this unique museum, and visit the Hall of Fame to learn about famous horses that have trained in Aiken.

Downtown Augusta, GA 17.77 mi from the hotel | Augusta’s beautiful downtown sits along the banks of the Savannah River, which separates Georgia from South Carolina. Explore the city’s thriving restaurant scene, nightlife hot spots, and art and history museums.

Historic Downtown Aiken 5.04 mi from the hotel | Wander through the streets of this happening little downtown that offers great restaurants, boutiques, shade trees, and plenty of festivals throughout the year.

DuPont Planetarium 7.23 mi from the hotel | Learn about constellations and other facets of the universe at this attraction that uses programs, telescopes, films, and lectures to educate and entertain visitors of all ages.

Hitchcock Woods (Image: HitchcockWoods.org)

4.38 mi from the hotel | Explore the natural beauty of this historic pine forest that covers 2,100 acres. The wide sandy trails are easy to walk and are also ideal for horseback riding.

Hopelands Gardens 4.3 mi from the hotel | Find serenity as you stroll along the winding paths at this 14-acre attraction, home to beautiful gardens, water features, a gazebo, and a labyrinth. Look up to see 100-year-old oak trees towering overhead.

Other: Business travelers appreciate the proximity to corporate offices like Swiss Krono and AECOM and recreational travelers can explore beautiful golf courses near the hotel.

• ANNUAL EVENTS: Aiken County has a wide variety of events occurring all year long. Some of the many events are the Chitlin’ Strut in Salley and the Sassafras Festival in Burnettown in the fall, the Christmas Lights at Hopeland Gardens in December, and Aiken’s Triple Crown in the spring. Various equine events, including cutting horse events, horse shows, and polo matches, occur all during the year at different venues throughout the county. Rowing and jet ski events are held on Langley Pond in Langley. The Battle of Aiken Civil War reenactment takes place in February each year. The Lobster Races in the Alley in downtown Aiken during May draw quite a crowd. You will find a diverse selection of cultural events, concerts and productions taking place in Aiken County during the year. Productions and concerts are presented at USC Aiken’s Etheridge Center on the campus of the university. The Aiken Community Playhouse located in their new facility in downtown Aiken has several productions during the year. Every summer there are concerts and events at Hopeland Gardens during their Summer Concert Series.
• REGIONAL DATA: Atlanta, the capital of Georgia and largest city in this MSA, is approximately 150 miles west of the area and Columbia, the capital of South Carolina, is approximately 75 miles northeast. The area is also conveniently located within a 3-hours’ drive of both the Georgia and South Carolina east coast and the north Georgia and North Carolina Mountains.
• INFRASTRUCTURE: Ground transportation is available in Aiken County. Aiken County’s Best Friend Express provides local bus travel in and between Aiken and North Augusta, with connections to the Augusta Public Transit bus system. Greyhound Bus Lines provides out-of-County bus travel from its station in Aiken. Interstate 20 travels across Aiken County to connect with Columbia and points east, and Augusta and points west. Linkages are good and include US Interstates 20 and 520. Other major highways include US-1, SC-19, US-25, US-78, and US-278. Scheduled air service is available through the Augusta Regional Airport (AGS) and the Columbia Metropolitan Airport (CAE). Chartered and other airport services are available at the City of Aiken Municipal Airport.
• AIKEN COUNTY 20 LARGEST EMPLOYERS: ACT FOR HEALTH INC; AGY AIKEN LLC; AIKEN COUNTY BOARD OF EDUCATION; AIKEN REGIONAL MEDICAL CENTERS INC; Battelle Savannah River Alliance; BRIDGESTONE AMERICAS TIRE OPERATION; CENTERRA GROUP LLC; CITY OF AIKEN; COUNTY OF AIKEN; EDWARD D. JONES ET AL.; HELTON MANAGEMENT GROUP LLC; HUBBELL POWER SYSTEMS; Kimberly Clark USA LLC; Savannah River Mission Completion; SAVANNAH RIVER NUCLEAR SOLUTIONS; SHAW INDUSTRIES GROUP INC; SRP Federal Credit Union; TRI DEVELOPMENT CTR OF AIKEN COUNTY; UPS CUSTOMHOUSE BROKERAGE INC; WAL-MART ASSOCIATES INC (Source: S.C. Department of Employment & Workforce – 2023 Q3). You may also visit https://augustaeda.org/business-industry/largest-employers/ for Augusta’s largest employers.
• AREA ECONOMY: The economic base of the area is diversified between government facilities (Fort Gordon, State Medical and Dental Colleges, and the Savannah River Site), industrial plants (textile, paper, soap, medical supplies, etc.), and construction and service businesses typical for this size market. Specific uses in the area and just north of the subject include: Publix, Ruby Tuesdays, Tire Kingdom, Aiken Mall, Cracker Barrel, Eastern Buffet, IHOP, Outback Steakhouse, Mattress Firm, Lowes, Bank of America, Red Lobster, Longhorns Steakhouse, Hobby Lobby, Doctors Care, Waffle House, Hampton Inn, Hallmark, Aiken Exchange Shopping Center, America’s Best Value Inn, Aarons Rentals, Target, Security Federal Bank, Whiskey Road Self Storage, Chili’s, Shoppes at Brookhaven, The Ark Animal Hospital, South Aiken Church of God, Tractor Supply Company, Trinity United Methodist Church, R. Scott Jackson DMD Family Dentistry, Fountain of Life Fellowship, Holiday Inn Express, Circle K, Shaffer Builders, Rest Master Bedding, Exxon, Blue Star Rentals, and Advance Auto Parts. Just south of the subject other properties fronting Whiskey Road include: Family Fun Center, Charles Wyont DMD, Cornerstone Town Center, Combs Chiropractic Care, Mi Rancho Mexican Restaurant, Talatha Baptist Church, and Grace Church. Also, near the subject are several residential subdivisions including: Brookhaven Estates, Hunters Glen, South Meadows, and Cornerstone.
• EDUCATION: Education in Aiken County is provided by the Aiken County School District and private schools. Post-secondary educational opportunities include the University of South Carolina at Aiken and Aiken Technical College.
• CLIMATE: Aiken County enjoys a favorable mild climate with an average winter temperature of 48°F and an average summer temperature of 79°F. The average daily maximum temperature is 90°F. The annual precipitation averages 48 inches with the majority falling between April and September. Average seasonal snowfall is 2 inches and average relative humidity is 50%.

Aiken City