12-Year National Expansion Strategy




Scaling the FantiSuites model from one hotel to a 10–12 property national portfolio.






SECTION 2 — EXPANSION OVERVIEW



The P3 Asset Repositioning Fund is designed to grow from two anchor projects—Parkhill Center (Denver) and Ascend FantiSuites (Tyler, Texas)—into a national portfolio of 10+ hotels strategically positioned in markets with:


    High weekend travel
    Strong local population
    Limited experiential competition
    Attractive acquisition pricing
    Reliable tourism drivers
    Undervalued or distressed hospitality stock



This expansion strategy is the engine that scales the fund’s value from a two-property operation into a multi-asset, multi-region cash-flow portfolio.





SECTION 3 — WHY THE FANTISUITES MODEL SCALES




1. It fills a massive unmet niche.



Across the U.S., the vast majority of hotels are:


    Generic
    Franchise-bound
    Lacking unique experiences



Very few markets offer cinematic, themed, immersive suites.



2. It is profitable in any region.



Themed experiences attract locals, not just travelers, so demand is always available.



3. It thrives in undervalued markets.



Lower building prices = higher ROI after renovation.



4. It is highly Instagrammable.



Social media marketing is free & viral.



5. It fits all property sizes.



60–150 rooms = perfect for transformation.



6. It leverages P3’s operational verticals



Cleaning, maintenance, branding = in-house = higher NOI.





SECTION 4 — 12-YEAR EXPANSION PHASES



(All phases reflect prior strategy threads you requested.)





PHASE 1 — SOUTHERN REGION (Years 1–3)



States:

Texas, Louisiana, Arkansas, Oklahoma, Mississippi


Why here?


    Low acquisition costs
    Strong tourism + local weekend travel
    High demand for unique getaways
    Minimal experiential lodging competition



Target Cities Include:


    Shreveport, LA
    Hot Springs, AR
    Oklahoma City, OK
    Jackson, MS
    San Antonio suburbs
    Waco, TX
    College Station, TX
    Texarkana (ARK/TX)
    Gulfport/Biloxi corridor



Target Asset Types:


    Old Holiday Inn or Ramada shells
    Former Comfort Inn / Days Inn
    Distressed flagged hotels
    Independent 70–150 room properties






PHASE 2 — MIDWEST REGION (Years 3–6)



States:

Missouri, Tennessee, Kentucky, Indiana, Ohio, Illinois


Why here?


    High driving population
    Lots of older hospitality stock
    Major event traffic (sports, conventions)
    Lower redevelopment competition



Target Cities:


    Branson, MO
    St. Louis (outer ring)
    Memphis outskirts
    Louisville, KY
    Indianapolis
    Cincinnati
    Columbus, OH
    Dayton, OH



Competitive Advantage:

These markets attract families, couples, and weekenders who respond extremely well to themed hotel offerings.





PHASE 3 — WESTERN REGION (Years 6–8)



States:

New Mexico, Colorado, Arizona, Nevada, Utah


Why here?


    Tourism-heavy routes
    Scenic travel corridors
    High ADR potential
    Large gaps between towns = overnight travelers



Target Cities:


    Albuquerque
    Santa Fe
    Pueblo, CO
    Colorado Springs
    Flagstaff, AZ
    Reno outskirts
    Mesquite, NV



Special Note:

Colorado’s regulated hospitality + tourism corridors make it a strong mid-phase expansion point.





PHASE 4 — EASTERN REGION (Years 8–10)



States:

Georgia, Florida, Virginia, Carolinas


Why here?


    Beach markets
    Attraction markets
    Cruise-port cities
    Major year-round tourism



Target Cities:


    Jacksonville, FL
    Savannah, GA
    Charleston, SC
    Virginia Beach, VA
    Myrtle Beach, SC



High-margin Opportunities:

Romantic-themed suites perform extremely well near beaches and tourist zones.





PHASE 5 — NORTHERN REGION (Years 10–12)



States:

Minnesota, Michigan, Wisconsin, Pennsylvania


Why here?


    Cold climates → strong demand for indoor “experiences”
    Many outdated hotels ripe for repositioning
    High population density around metro regions



Target Cities:


    Minneapolis
    Milwaukee
    Grand Rapids
    Pittsburgh
    Erie
    Cleveland border region






SECTION 5 — ACQUISITION CRITERIA (WHAT WE BUY)




Property Size:



60–150 rooms (ideal for theme conversion)



Price Range:



$4M–$12M (acquisition)

$2M–$8M (renovation)

Total budget per property: $15M (your prior instruction)



Asset Type:



    Underperforming flagged hotels
    Former franchise hotels
    Independent motels with solid bones
    Distressed hospitality assets
    Properties with large room footprints
    Buildings with convertible architecture




Business Model Goal:



Acquire ➝ Renovate ➝ Thematize ➝ Stabilize NOI ➝ Refinance or Sell





SECTION 6 — COMPETITION ANALYSIS MODEL (APPLIED TO ALL MARKETS)



Every candidate market undergoes a competitive analysis using:


    60-mile radius survey
    ADR comparison
    Occupancy comparison
    Theme/experience competition
    Google + OTA (Booking/Expedia) reviews
    Franchise fatigue scores
    Renovation backlog analysis
    Local population weekend stay data
    Seasonal performance curves



Tyler’s current review: 0 experiential hotels.

This model is replicated for every market.





SECTION 7 — FINANCIAL GROWTH MODEL




Target Portfolio Output (12-Year Goal):



    10–12 hotels
    Average stabilized annual NOI per hotel: $2.5M–$4.5M
    (depending on ADRs and room mix)




Portfolio-Level NOI Projection:



    $25M–$45M NOI annually when stabilized
    Institutional buyers target NOI-heavy experience hotels




Exit Cap Rate:



6.0%–7.0% expected

(Experiential hospitality trades at tighter caps due to Instagram-driven demand)



Implied Portfolio Value:



$350M–$600M range depending on mix and ADR performance.





SECTION 8 — WHY THIS PLAN WORKS




✔ Themed hotels outperform standard hotels




✔ Zero competition in most markets




✔ Low supply / high demand for getaways




✔ Easy to replicate design templates




✔ Strong social media virality




✔ Affordable acquisition/renovation costs




✔ High occupancy across all seasons




✔ Vertical integration reduces OPEX




✔ Scalable management structure






SECTION 9 — VALUE TO INVESTORS



    Multi-asset diversification
    Large upside vs single-asset deals
    Exposure to high-growth experiential hospitality
    Portfolio appreciation
    Cash flow + equity upside
    Institutional exit or recap opportunities
    Access to future Series offerings
    Early investor advantage via seed-round bonus






SECTION 10 — CTA BLOCK




Review the Expansion Pipeline & Target Market List



    Request Full Expansion Report (PDF)
    Access Market Research Documents
    Schedule an Investor Strategy Call